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PL23-0071 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL23-0071 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 83 detached single-family residential dwellings units on 7.57 adjusted gross acres of land at a density of 10.96 dwelling units per acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
LOCATION: North of East Preserve Loop, south of Legacy Park Street, and east of Main Street
(APNs: 1057-181-19, -20, -29, and -36)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-007, approving PL23-0071 (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 |
Medium Density Residential (MDR) |
The Preserve Specific Plan |
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North - |
Vacant |
High Density Residential 16 (HDR 16) |
The Preserve Specific Plan |
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East - |
Vacant |
Low Density Residential (LDR) & Estate Residential (ER) |
The Preserve Specific Plan |
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South - |
Vacant |
Estate Residential (ER) |
The Preserve Specific Plan |
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West - |
Vacant |
Medium Density Residential (MDR) |
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 with 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 September 19, 2022, the Planning Commission approved a “B” level MSA (PL21-0056) and TTM No. 20445 (PL21-0075) to further master plan and subdivide 32.63-acres of land, a portion of the South of Pine master plan area for future residential development of 305 residential units, known as Block 11 master plan area. The applicant, Chino Preserve Development Corporation is now requesting approval of a Site Approval (PL23-0071) to construct 83 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 September 9, 2023, 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 project site is located within the Preserve Specific Plan area, north of East Preserve Loop, south of Legacy Park Street, east of Main Street and southeast of Sentinel Avenue, at the southeast portion of the Block 11 master plan area and consists of 83 single-family detached condominium homes on 7.57 adjusted gross acres of land at a density of 10.96 units/acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
Access to the site is provided by two points from East Preserve Loop. The single-family detached homes have been designed generally as a 6-pack cluster comprised of 2 and 3-story homes either fronting a public street 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 the streets, while the Plan 1s (3-story homes) are primarily plotted at the center of each cluster except for Lots 1-5.
Project statistics are as follows:
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Item |
Proposed |
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Project Area |
7.57 adjusted gross acres |
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No. of Residential Units |
83 |
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Density |
10.96 dwelling units per acre |
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Lot Coverage |
37.7% |
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Landscape Coverage - |
40.3% |
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Parking (proposed/required)- |
216 proposed/ 175 required (166 garage spaces + 9 guest spaces) |
Architecture and Floor Plans
The 6-pack product consists of three 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.
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 dual wood post columns or stucco scored columns. Gable roofs are accented with either a combination of siding, or corbels and decorative vents. 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 7, 2024, the Design Review Board (DRB) reviewed the proposed project. The project was generally well-received and recommended approval of the project to the Planning Commission.
Landscaping, Walls, and Private Open Space
The project is providing a landscape coverage of 40.3%, exceeding The Preserve Specific Plan minimum requirement of 30%. Landscaping through the development has a drought tolerant design, primarily located along the street frontages and 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 along East Preserve Loop at the entrance of each paseo.
Each unit is required to provide 200 square feet of private open space with a minimum dimension of 10 feet. This is provided in either the rear or side of each home. Private open space for each unit ranges in size from 205 to 588 square feet and meets the minimum dimension requirement of 10 feet. Private open space is enclosed by either a 5-foot 6-inch-high vinyl fence for areas not visible from public view or 6-foot-high decorative block wall at locations visible from public view along the internal paseos and private drive aisles. In addition, a 5-foot 6-inch-high stucco finish wall with a decorative cap is proposed on walls that are adjacent to the streets.
Residents will have access to a recreation center, known as the Club on Main, located at the southeast corner of Main and Legacy Park Streets. The recreation center includes a tennis court, half basketball courts, volleyball court, swimming pool, spa, clubhouse, and fitness center. Construction is anticipated to begin at the end of the year and completed the following year.
Parking
A two-car garage is provided for each home. Three of the homes are provided with driveways sufficient in size for parking of two additional vehicles. Guest parking is required at one space for every 10 units, resulting in a total of 9 required guest parking spaces. A total of 44 guest parking spaces are provided, which exceeds the required guest parking requirement. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan with a total parking count of 216 parking spaces, which is 2.6 parking spaces per unit (166 garage spaces, 6 driveway spaces, and 44 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 9, 2024, 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. No further action under CEQA is required for the project.