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PL26-0015 (Site Approval) and PL26-0016 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL26-0015 (Site Approval) and PL26-0016 (Special Conditional Use Permit).
APPLICANT: Sycamore Academy of Science and Cultural Arts - Chino Valley
REQUEST: A request to establish a temporary public charter school for a period not to exceed three (3) years for Sycamore Academy of Science and Cultural Arts, including the construction of five modular classroom buildings, totaling 7,200 square feet within the RD1 (Residential/Agricultural) zoning district.
LOCATION: 5500 Francis Avenue (APN: 1014-281-09)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2026-008, approving PL26-0015 (Site Approval) and PL26-0016 (Special Conditional Use Permit), 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 |
|
Project Site - |
Church |
Residential, 1 dwelling unit/acre (RD1) |
RD 1 (Residential/Agricultural) |
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North - |
Single-family residential |
Residential, 1 dwelling unit/acre (RD1) |
RD1 (Residential/Agricultural) |
|
East - |
Single-family residential |
Residential, 1 dwelling unit/acre (RD1) |
RD 1 (Residential/Agricultural) |
|
South - |
Single-family residential |
Residential, 1 dwelling unit/acre (RD1) |
RD 1 (Residential/Agricultural) |
|
West - |
Vacant |
Residential, 1 dwelling unit/acre (RD1) |
RD 1 (Residential/Agricultural) |
BACKGROUND
The applicant, Sycamore Academy of Science and Cultural Arts (SASCA), is a tuition free transitional kindergarten through 8th grade (TK-8) public charter school operated under the Ronald Reagan Charter School Alliance (RRCSA). The school was founded in 2008 and has been operating since 2020 at Cornerstone Community Church, located at 13000 Pipeline Avenue in the City of Chino, serving approximately 280 students. The 2026 school year will be the final school year at the current location due to the expiration of the school’s lease. To maintain continuity of operations, the applicant is proposing a temporary relocation to Christ Lutheran Church and Preschool. To facilitate this relocation, the applicant has applied for a Site Approval (SA) and a Special Conditional Use Permit (SCUP) to allow the temporary operation of the public charter school and to construct modular classrooms at the proposed site.
ISSUES/ANALYSIS
Site Plan
The project site is located at the existing Christ Lutheran Church and Preschool and is accessible from Francis Avenue and Vernon Avenue. The proposed improvements include the placement of five modular classroom buildings along the eastern portion of the site, fronting Vernon Avenue. Each modular building is 1,440 square feet, containing two classrooms, two restrooms and an accessible ramp. The buildings will feature vertical siding on all elevations, painted white, with galvanized steel roofing. Administrative functions will be conducted within the existing church office spaces. In addition, a total of 14 outdoor lunch tables will be provided, accommodating 84 students during lunch periods. An existing playground on the Christ Lutheran Preschool campus will be available for students to use during recess (see Exhibit “A”).
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
0.68 acres |
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Lot Area - |
3.09 acres |
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No. of Buildings - |
5 |
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Building Area - |
(5) 1,440 square-foot modular classrooms |
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Lot Coverage - |
14% |
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Parking (proposed/required)- |
61 proposed / 61 required |
Landscaping, Walls, and Amenities
New landscaping will be installed throughout the project site, comprised of primarily drought tolerant plants. Landscaping will be concentrated along the project frontage adjacent to Vernon Avenue and Francis Avenue. Paved ADA compliant walkways will be installed to connect the proposed classroom areas to the parking lot, lunch area, and the existing Christ Lutheran grounds. Six-foot high wooden fencing and metal gates will be installed around the modular classroom area to secure the site and contain students within the school area. A detention basin is proposed at the southeastern corner of the property to treat and manage stormwater runoff from the project area.
Special Conditional Use Permit
SASCA is a public charter school system operating two campuses in Southern California, with its first school established in 2009 in the City of Wildomar. SASCA is proposing to temporarily operate a charter school on an existing campus that also includes Christ Lutheran Church and Preschool. The school will serve students in TK through 8th grade, with a maximum attendance of 280 students. School hours are 7:00 a.m. to 4:00 p.m. with an after-school program offered until 6:00 p.m., Monday through Friday, throughout the school year (see Exhibit “B”). The school will employ approximately 40 staff members. Of the 40 staff members, 22 will work Monday through Thursday and 18 will work on Fridays. No weekend activities or organized sports are proposed as part of the school’s operation. Christ Lutheran Church and Preschool will continue to operate on-site within the existing buildings. The preschool currently has 11 students and operates from a separate building, ensuring no operational conflicts with the proposed school use.
Primary access for drop-off and pick-up will be provided from an existing driveway on Francis Avenue, located at the southwestern corner of the property. Vehicles will enter from Francis Avenue and proceed to the north along the internal drive aisle to a designated drop-off and pick-up area located near the northwestern corner of the site. Circulation is designed to be one-way to minimize conflicts between vehicles and students. The on-site queuing area provides approximately 532 feet of stacking length, accommodating up to 21 vehicles, of which 17 vehicles are expected to be needed at peak use. School staff will facilitate operations using a valet-style system, assisting approximately four to five vehicles at a time. At drop-off and pick-up, vehicles will approach the designated area, where staff will assist students in exiting or entering vehicles. Vehicles will then continue forward and exit the site from an existing driveway on Vernon Avenue. It is estimated that approximately 160 vehicles or less will participate in drop-off and pick up. To reduce the potential for congestion, arrival and dismissal times will be staggered. The project applicant prepared a traffic assessment which was reviewed and approved by the City Traffic Engineer. The assessment reviewed the project’s daily and peak hour trip generation rates, vehicle queuing for arrival and dismissal, and ingress and egress of the project site. No traffic impacts are anticipated.
The charter school will be conditionally approved to operate for a maximum of 3 years. Upon expiration of this approval, the charter school use shall terminate automatically. No time extensions shall be granted, and applications for an extension will not be considered.
Parking
The total required parking is based on the existing and proposed uses on the project site. The existing Christ Lutheran requires 35 parking spaces, the existing daycare requires six parking spaces, and the proposed school requires 20 parking spaces, resulting in a total of 61 required parking spaces. A total of 61 parking spaces currently exist on the project site, which meets the required 61 parking spaces. In addition. SASCA hours of operation occur 7:00 a.m. to 6 p.m., Monday through Friday, which will not conflict with Christ Lutheran Church’s peak parking demand during Sunday church services. Staff finds that there will be no parking conflicts since the provided parking meets the required parking and the school hours of operation are opposite to the church hours of operation.
Land Use Compatibility
Per Section 20.12.020.C.2 of the Zoning Code, a temporary use may be permitted with approval of a SCUP, provided the use is compatible with the applicable zoning district and surrounding land uses. The proposed temporary use is compatible with the RD1 zoning district, as the temporary use is classified as a public school, which is conditionally permitted in the RD1 zoning district. The project site is surrounded by single family homes to the north, east and south, which are generally compatible with the proposed school use, and a vacant parcel to the west. Schools are commonly integrated within residential neighborhoods and serve the local community. The proposed temporary use would allow the school to operate for a period not to exceed three years. No extensions beyond the three-year period are permitted.
Neighborhood Meeting
The applicant hosted a neighborhood meeting on April 29, 2026, at Christ Lutheran Church to present the proposed project, describe operational details, respond to questions and gather input. City staff attended the meeting. Approximately 25 residents were in attendance. Residents expressed concerns regarding elevated traffic volumes, pickup/drop off related queuing impacts on circulation, and the use of on-street parking within the public right-of-way by parents to accommodate student access and crossing.
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 9, 2026, 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 proposed Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332, In-Fill Development projects. The exemption applies to infill projects that are consistent with the General Plan and Zoning Requirements; are located on a project site of no more than 5 acres substantially surrounded by urban uses; are located on a site that has no value for habitat for endangered, rare or threatened species; will not result in significant effects relating to traffic, noise, air quality, or water quality; and are located on a site that can be adequately served by utilities and public services. The proposed Project is located on 0.68 acres of a developed 3.09-acre site and fully surrounded by existing development. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.
Attachments:
Exhibit “A” - Playground Exhibit
Exhibit “B” - School Operation and Schedule