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PL24-0142 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0142 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 74 detached single-family homes on 12.08 adjusted gross acres of land at a density of 6.1 dwelling units/acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
LOCATION: Located South of Pine Avenue, between Chino Corona Road and West Preserve Loop in the Block 1 Master Plan Area (Tentative Tract Map No. 20633, Lots 145-218, Lot D and N) (APN 1057-181-01, -02, 42 & 1057-281-14)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-016, approving PL24-0142 (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 |
MDR (Medium Density Residential) |
The Preserve Specific Plan |
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North - |
Residential |
MDR (Medium Density Residential) |
The Preserve Specific Plan |
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East - |
Vacant |
MDR (Medium Density Residential) |
The Preserve Specific Plan |
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South - |
Vacant |
MDR (Medium Density Residential) |
The Preserve Specific Plan |
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West - |
Warehouses |
NC (Neighborhood Commercial) and MDR (Medium 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) 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. On February 23, 2022, the Planning Commission approved modifications to both the MSA 2006-02 and TTM 16420, modifying 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. On July 17, 2024, the Planning Commission approved a “B” level MSA (PL23-0083) and TTM No. 20633 (PL23-0085) to further master plan and subdivide 45.15 acres of land, a portion of the South of Pine master plan area for future residential development of 292 residential units within four neighborhoods and a 3-acre public park, known as Block 1 master plan area. The applicant, Chino Preserve Development Corporation, is now requesting approval of a Site Approval (PL24-0142) to construct 74 detached single-family residential units. The previous Public Works and Fire District conditions of approval for Tract 16420 and 20633 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
On June 24, 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 locks in the development standards that are in place on the day the preliminary application is filed.
ISSUES/ANALYSIS
Site Design
The project site is located within the Preserve Specific Plan, south of Pine Avenue, between Chino Corona Road and West Preserve Loop within the Block 1 Master Plan Area and consists of 74 single-family homes on 12.08 adjusted gross acres of land at a density of 6.1 dwelling units/acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
Access to the neighborhood is provided via internal public streets with a main access point off West Preserve Loop. The neighborhood is designed as a traditional single-family neighborhood with homes fronting onto the internal public streets and garage access from the street. Individual lots range in size from 3,815 to 7,338 square feet, with an average lot size of 4,000 square feet.
Project statistics are as follows:
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Item |
Proposed |
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Project area - |
12.08 adjusted gross acres |
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No. of residential units - |
74 |
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Density |
6.1 dwelling units per acre |
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Parking - |
389 provided/148 required (148 garage spaces + 148 driveway spaces + 93 on-street spaces) |
Architecture and Floor Plans
Three floor plans and three architectural styles are proposed. Plan 2X, which is a variation of Plan 2, features a side entry with a full porch. This plan is plotted on corner lots including the two lots facing the three-acre park to the southeast of the project. Floor plans range in size from 2,795 square feet to 3,164 square feet. Enhanced elevations have been provided for all elevations visible from a public street. The applicant has provided street scenes to highlight the enhanced architectural elevations.
The three architectural styles proposed include Spanish Colonial, Prairie, and Craftsman. The following is a brief description of each architectural style:
• Spanish Colonial: This style has a stucco finish, decorative gable accents, multi-paned windows with shutters, foam trim, and decorative pot shelves. Plan 2 features focal windows with tile surround. All three plans feature a decorative foam surround at the entry. Front doors, garage doors, and light fixtures are provided to match the architectural style. An “S” shaped concrete tile roof is provided.
• Prairie: This style has a stucco finish and brick siding at key locations. The Prairie style has multiple horizontal features including a horizontal windowpane pattern throughout and also features horizontal siding at key locations. Front doors, garage doors with glass windows at side panel, and light fixtures are provided to match the architectural style. A concrete flat tile roof is provided.
• Craftsman: This style features board and batten siding and stone to accent the main stucco body. This style also utilizes vertical wood siding and knee braces in the gable ends and asymmetrical window arrangements. 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 June 24, 2025, the Design Review Board (DRB) reviewed the proposed project. The project was well-received. The DRB noted that the elevations were exceptional and will complement the adjacent tracts in the Block 1 master plan area, yet still have its own distinct identity. The DRB had no further comments and recommended approval of the project to the Planning Commission.
Landscaping, Walls, and Open Space
A unique landscape theme has been established in the neighborhood, which includes shrubs, a minimum 24-inch box tree, and groundcover for the front yard of each unit. Landscaping throughout the development has a drought tolerant design, located in the front yards of the homes and along the tract perimeter. A 6-foot-high decorative block wall with a decorative cap with 24-inch-wide pilasters will be constructed in areas visible to the public. The return wall for corner lots are plotted to expose two-thirds of the building wall to expose corner treatments on the home, as required by The Preserve Specific Plan. In addition, a 5.5-foot-high vinyl fence will enclose the side yard areas of each home, accessed by privacy vinyl gates facing the street. Each home is designed with a traditional private rear yard and the Plan 2, Plan 2X and Plan 3 homes have additional porch areas as well. Parkway plantings will be provided as a buffer between the sidewalks and side yard walls. Also, the project site is adjacent to a future 3-acre park to the west. The park will be fully constructed prior to occupancy of the 200th residential unit within the Block 1 master plan area.
Parking
Overall, the project exceeds the minimum parking requirement of The Preserve Specific Plan. Each home provides the required two garage spaces per unit. In addition, driveways are provided for each home to allow for parking of two additional vehicles. The internal streets are all public streets and can accommodate an additional 93 on-street parking spaces. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan with a total parking count of 389 spaces, which is 5.26 parking spaces per unit (148 garage spaces, 148 driveway spaces, 93 on-street 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 July 5, 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.