title
PL24-0096 (Site Approval)
end
LOCATION MAP
PROJECT NO.: PL24-0096 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 84 detached residential condominium dwelling units on 5.70 adjusted gross acres of land at a density of 11.9 dwelling units per acre in the Medium Density Residential (MDR) land use designation and 18.4 dwelling units per acre in the Community Core 16 (CC 16) land use designation of The Preserve Specific Plan.
LOCATION: Generally located south of Legacy Park Street, east of Main Street, and west of East Preserve Loop (APNs: 1057-181-20, and -43)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-004, approving PL24-0096 (Site Approval), based upon the findings and subject to the departmental conditions of approval.
body
SURROUNDING ZONING AND LAND USE:
|
|
Existing Land Use |
General Plan |
Zoning District |
|
Project Site - |
Vacant |
MDR (Medium Density Residential) & CC 16 (Community Core 16 du/acre) |
Preserve Specific Plan |
|
North - |
Vacant |
HDR 16 (High Density Residential 16 du/acre) & CC 16 (Community Core 16 du/acre) |
Preserve Specific Plan |
|
East - |
Vacant |
MDR (Medium Density Residential) |
Preserve Specific Plan |
|
South - |
Vacant |
MDR (Medium Density Residential) |
Preserve Specific Plan |
|
West - |
Vacant |
CC 16 (Community Core 16 du/acre) |
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 (PL24-0096) to construct 84 detached residential condominium dwelling 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 is located in the northern portion of the Block 11 Master Plan Area (Tract 16420-6, Lots 2 & 3) within The Preserve Specific Plan and consists of 84 detached residential condominium dwelling units on 5.70 adjusted gross acres. The proposed project site is located on two land use designations: the Medium Density residential (MDR) land use designation, at a density of 11.9 du/ac, and the Community Core 16 (CC16) land use designation, at a density of 18.4 du/ac. This falls within the density allowance of the MDR land use designation which allows a range from 8-14 units per acre, and within the density allowance of the CC16 land use designation which allows a range from 12-20 units per acre.
Primary access into the proposed development is provided from Main Street, Legacy Park Street, and East Preserve Loop. Internal circulation allows parking on both sides of the streets, where available, and 26-foot-wide private drive aisles. The project is designed as three-story, detached condominium homes. The homes either front a public street or an internal landscaped paseo, with two-car garages facing the private internal drive aisles. Decorative paving is provided at the entrance to each private drive aisle.
Project statistics are as follows:
|
Item |
Proposed |
|
Project area - |
5.70 adjusted gross du/acre |
|
No. of residential units - |
84 |
|
Density |
11.9 du/acre in the MDR land use designation & 18.4 du/acre in the CC16 land use designation |
|
Lot coverage |
59.3% |
|
Landscape coverage |
30.1% provided overall (34% in the MDR land use designation) |
|
Parking - |
218 provided/177 required (168 garage spaces + 9 guest spaces) |
Architecture and Floor Plans
There are a total of three floor plans and three architectural styles proposed within the project area. Floor plans range in size from 2,000 square feet to 2,211 square feet. The configuration of the homes alternate so that every plan has a street-facing elevation to provide visual interest along the streetscape. There are instances where the elevations of Plans 1, 2, and 3 face or are visible from the street. In those cases, the elevations have been enhanced, including all primary and secondary corners and alley end accent features. The side elevations have been enhanced facing Tamarack Street, Legacy Park Street, Toyon Street, interior drive aisles, and facing the landscaped courtyard park amenities.
The three architectural styles proposed include Adaptive Farmhouse, Industrial, and Mainstreet. The following is a brief description of each architectural style:
• Adaptive Farmhouse: This style utilizes a combination of stucco and board and batten horizontal and vertical wood siding, gabled ends with wood siding, steep roof pitches, and decorative shutters. Enhanced entries have bold trim elements. Decorative Front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. A flat concrete tile roof is provided. The paint choice features white trim over darker blue and gray field shades, and brown trim over tan field shades, to create a contrast.
• Industrial: This style utilizes a combination of stucco finish, fiber cement siding accents, and an asymmetrical façade with cantilevered projections. It features decorative metal railing at the balconies, multi-paned windows with foam trim, metal awnings, and a recessed entry. Stone veneer accents are also provided on all three plans. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. A flat tile roof is provided in addition to a parapet roof. Regret control joints have also been added to the stucco to provide a banding effect. The paint choice features white trim over darker gray field shades, to create a bold and contemporary style.
• Mainstreet: This style utilizes a combination of stucco finish with brick veneer accents on all three plans and boxed out trim detail at focal windows. It features decorative cornice accents with dentils, multi-paned windows with foam trim, and a shallow recessed entry. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. Field colors of this style vary from tan to warm colors and accent colors are various shades of white and brown. Regret control joints have also been added to the stucco to provide a banding effect. A flat concrete tile roof is provided for this style.
Design Review Board (DRB)
On March 3, 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 similar, adjacent tracts in the Block 11 master plan area, yet still have its own distinct identity. The only concern was that the proposed parking provided may not be adequate to serve the residents. However, with on-site guest parking, street parking, and street parking on Legacy Park Avenue and Main Street, in addition to the overall parking ratio exceeding The Preserve Specific Plan requirements, the DRB had no further comments and recommended approval of the project to the Planning Commission.
Landscaping, Walls, and Open Space
The project is providing a landscape coverage of 30.1% overall. The Preserve Specific Plan has a minimum requirement of 30% for the MDR land use designation only and are exceeding this with 34% provided within the MDR land use designation. The CC16 land use designation does not have a minimum landscape requirement. Landscaping throughout the development has a drought tolerant design, primarily located along street frontages and paseos. Landscaping will be maintained by the private Homeowner’s Association (HOA). Each unit is required to have a minimum private open space (POS) of 100 square feet with a minimum dimension of 5 feet. All units meet or exceed the POS requirements by providing front yard patios, interior side yards and/or second story decks.
Units located adjacent to Tamarack Street will have a six-foot-high decorative block wall with decorative caps and 24-inch-wide pilasters to create private yard areas. Three-foot-high low stucco courtyard walls with vinyl gates will be provided for units on the remaining streets. Vinyl privacy fences will be provided between properties, located in the side yard areas, and a combination wall with 16-in wide pilasters is located along the west side of the project area adjacent to the proposed private recreation center.
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 later this year and completed by 2026.
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 9 required guest parking spaces. A total of 50 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 218 parking spaces, which is 2.6 parking spaces per unit (168 garage spaces, 19 on-site parking spaces at the private drive aisles, and 31 street parking spaces; 218 total spaces).
Public Noticing
A 10-day notice was mailed to all property owners and residents 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 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.