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PL24-0104 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0104 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 69 single-family detached condominium residential dwelling units on 5.70 acres of land at a density of 12.11 dwelling units per acre in the Community Core 16 (CC 16) land use designation of The Preserve Specific Plan.
LOCATION: West of Main Street, approximately 400 feet south of Market Street
(APNs: 1057-181-21 and -37)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-002, approving PL24-0104 (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 |
Community Core 16 (CC 16) |
The Preserve Specific Plan |
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North - |
Vacant |
Community Core 16 (CC 16) |
The Preserve Specific Plan |
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East - |
Vacant |
Community Core 16 (CC 16) |
The Preserve Specific Plan |
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South - |
Vacant |
Community Core 16 (CC 16) |
The Preserve Specific Plan |
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West - |
Vacant |
High Density Residential 30 (HDR 30) |
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 (PSP). On February 23, 2022, the Planning Commission approved modifications to both MSA 2006-02 and TTM 16420, modifying underlying conditions of approval and rectifying the inconsistencies between the MSA and TTM that resulted when The PSP was updated in 2021. On May 15, 2024, the Planning Commission approved a “B” level MSA (PL23-0043) to further master plan 39.29-acres of land, a portion of the South of Pine master plan area for future residential development of 866 residential units, known as Block 8 master plan area. The applicant, Chino Preserve Development Corporation is now requesting approval of a Site Approval (PL24-0104) to construct 69 detached single-family units. The previous Public Works and Fire District conditions of approval for Tract 16420 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
On June 27, 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 lock in the development standards that are in place on the day the preliminary application is filed.
ISSUES/ANALYSIS
Site Design
The proposed project site is located within The Preserve Specific Plan area, west of Main Street, at the eastern portion of the Block 8 Master Plan Area and consists of 69 single-family detached condominium homes on 5.70 adjusted gross acres of land at a density of 12.11 units/acre in the Community Core 16 (CC 16) land use designation of The Preserve Specific Plan.
Access to the site is provided by two points from Main Street. The single-family detached homes have been designed generally as a 6-pack cluster comprised of 2 and 3-story homes either fronting the park, a public street, an internal private drive aisle or an internal paseo with the two-car garages facing an internal private drive aisle. The Plan 2 and 3’s of each cluster (2-story homes), are plotted to front along Main Street or the two private drive aisles (Drive A & B) entering off Main Street, while the Plan 1’s (3-story homes) are primarily plotted at the center of each cluster. There are some instances where the side elevations face the street. In those cases, the elevations have been enhanced.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
5.70 adjusted gross acres |
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No. of Residential Units |
69 |
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Density |
12.11 dwelling units per acre |
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Lot Coverage |
33% |
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Landscape Coverage |
20.8% |
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Parking (proposed/required)- |
226 proposed/145 required (138 garage spaces + 7 guest spaces) |
Architecture and Floor Plans
The 6-pack product consists of four floor plans and three architectural styles (Santa Barbara, Adaptive Prairie, and Adaptive Farmhouse). Floor plans range in size from 1,750 square feet to 2,269 square feet. Enhanced elevations have been provided for all elevations visible from a public street and open space area.
As mentioned, a total of three architectural styles are proposed that include Santa Barbara, Adaptive Prairie, and Adaptive Farmhouse. The following is a brief description of each architectural style:
• Santa Barbara: This style has a stucco finish and features decorative accents in the gable roofs, multipaned windows with decorative shutters and pot shelves. The front entry of the home is provided with either an arched or squared opening with decorative trim and exposed rafter tails. Front doors, garage doors and light fixtures are provided to match the architectural style. An “S” tile roof is provided.
• Adaptive Prairie: This style utilizes a combination of stucco finish and strong horizontal lines by using a combination of siding and scoring in the stucco. A covered entry is provided on Plans 2 and 3 with wide square porch columns covered in stone veneer. Stone accents are also provided at the base of Plan 1. Front doors, garage doors and light fixtures are provided to match the architectural style. A flat tile roof is provided for this style.
• 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. A covered entry is provided on Plans 2 and 3 with either stone covered columns or stucco scored columns. Gable roofs are accented with either a combination of siding or corbels. 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)
On March 3, 2025, the Design Review Board (DRB) reviewed the proposed project that was generally well-received. The DRB noted that the elevations were exceptional and will complement the adjacent tracts in the Block 8 master plan area. The DRB had a question regarding how many homes were provided with stucco compared to board and batten siding, which was answered by the applicant. The DRB had no further comments and recommended approval of the project to the Planning Commission.
Landscaping, Walls, and Private Open Space
There is no minimum landscape coverage requirement for the CC 16 land use designation; however, the project is providing a landscape coverage of 20.8%. Landscaping through the development has a drought tolerant design, primarily located along Main Street, the two private drive aisles entering off Main Street and the paseos that will be permanently maintained by the private Homeowners Association. A pair of 2-foot-high pilasters with a decorative pot and landscaping are provided at the entrance of each 6-pack cluster of homes.
Each unit is required to have a minimum private open space (POS) of 100 square feet with a minimum dimension of 5 feet. This is provided in either the rear or side of each home. POS for each unit ranges in size from 237 to 628 square feet and meets the minimum dimension of 5 feet. Each POS area is enclosed with either a 5’6” high vinyl fence in areas not visible from public view and/or 6’ stucco finish wall with a decorative cap at locations visible from public view along the internal paseos, private drive aisles and adjacent to Main Street.
As part of this project, an urban pocket park is proposed along the east portion of the project site that fronts onto Main Street, that includes shade structures, benches, tables with chairs, pet waste stations and a drinking fountain.
Parking
A two-car garage is provided for each home. Guest parking is required at one space for every 10 units, resulting in a total of 7 required guest parking spaces. A total of 88 guest parking spaces are provided, which exceeds the required guest parking. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan with a total parking count of 226 parking spaces, which is 3.27 parking spaces per unit (138 garage spaces and 88 guest parking 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 March 8, 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 California Environmental Quality Act (CEQA), pursuant to Section 15164 of 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.