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PL26-0119 (Specific Plan Amendment), PL25-0120 (Site Approval), and PL25-0121 (Tentative Tract Map No. 20845)
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LOCATION MAP
PROJECT NO.: PL26-0119 (Specific Plan Amendment), PL25-0120 (Site Approval), and PL25-0121 (Tentative Tract Map No. 20845)
APPLICANT: PLC Communities
REQUEST: A request to amend the East Chino Specific Plan (ECSP) to allow reduced front yard setbacks for homes with swing-in garages and to allow homes to front onto Amsterdam Avenue, and a request for approval of a Site Approval (SA) and Tentative Tract Map (TTM) to subdivide 12.42 adjusted gross acres for the development of 55 single-family residential homes at a density of 4.44 dwelling units per acre within the RD 4.5 Residential (4.5 dwelling units/acre) land use designation of the ECSP.
LOCATION: 13918 Cypress Avenue (APNs: 1021-241-02, -03, and 1021-251-01)
RECOMMENDATION
recommendation
1) Adopt Planning Commission Resolution No. PC2026-012, recommending the City Council approve PL26-0019 (East Chino Specific Plan Amendment), based on the findings listed in the Planning Commission Resolution No. PC2026-012; 2) Adopt Planning Commission Resolution No. PC2026-013, approving PL25-0120 (Site Approval) and PL25-0121 (Tentative Tract Map No. 20845), 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 - |
Agricultural |
RD 4.5 (4.5 dwelling units/acre) |
East Chino Specific Plan |
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North - |
Single Family Residential |
RD 4.5 (4.5 dwelling units/acre) |
East Chino Specific Plan |
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East - |
Single Family Residential |
RD 4.5 (4.5 dwelling units/acre) |
East Chino Specific Plan |
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South - |
Agricultural |
RD 4.5 (4.5 dwelling units/acre) |
East Chino Specific Plan |
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West - |
Single Family Residential |
RD 4.5 (4.5 dwelling units/acre) |
East Chino Specific Plan |
BACKGROUND
On September 17, 2025, the Planning Commission approved PL25-0084 (Tentative Parcel Map No. 20988) to subdivide a 9.06-acre site within East Chino Specific Plan (ECSP) into two parcels. One of the parcels (2.84-acres) was conveyed from the Louis Aguerre Family Trust to PLC Communities (the “Applicant”) to facilitate the development of single-family residential. The Applicant is now requesting a Specific Plan Amendment (SPA) to modify development standards within the ECSP to better accommodate the proposed residential project. The requested amendments include allowing reduced front yard setbacks for homes with swing-in garages and permitting lots to front onto Amsterdam Avenue (Loop Street). In conjunction with the SPA, the Applicant is also requesting approval of a Tentative Tract Map (TTM) and Site Approval (SA) to subdivide approximately 12.42-acres for the development of 55 single-family homes.
ISSUES/ANALYSIS
East Chino Specific Plan Amendment
The ESCP currently prohibits homes from fronting onto streets classified as Loop Streets and requires a minimum front yard setback of 25 (+/- 5 feet) feet. The proposed SPA modifies two provisions: 1) allow single-family homes on Lots 26 through 35 to front onto the Amsterdam Avenue, which is classified as a Loop Street; and 2) permit a reduced minimum front yard setback of 15 feet for homes with a swing-in garages. With this modification, the Applicant is able to propose three-car garages, thereby increasing on-site parking. Collectively, these amendments will enhance the visual character of the neighborhood by providing a more interesting street scene and greater architectural variety through varied front yard setbacks. The proposed changes are compatible with the surrounding neighborhood and would not result in adverse impacts. The SPA does not change the land use designation or maximum allowable density for the subject property and would be consistent with the RD 4.5 development standards in the City of Chino’s Zoning Code.
Site Plan
The project site is located on the west side of Cypress Avenue, north of the Southern California Edison (SCE) easement and consists of 55 single-family homes on 12.42 adjusted gross acres of land at a density of 4.4 units/acre in the RD 4.5 Residential land use designation of the ECSP. Access to the site is provided from Cypress Avenue and Amsterdam Avenue. The homes are a typical single-family layout with garage access provided from internal streets and typical rear yard areas for each home. Garages are plotted at varying depths that range from 15 feet to 25 feet to provide an undulating street scene. Side-on configurations for Lots 36 through 39 are proposed along Amsterdam Avenue and will be accessed via shared driveways.
Project statistics are as follows:
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Item |
Proposed |
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Project Area |
12.42 adjusted gross acres |
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No. Lots |
56 numbered lots / 2 letter lots |
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No. of Residential Units |
55 |
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Density |
4.4 dwelling units per acre |
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Parking (proposed/required) |
327 proposed / 110 required (149 garage spaces + 110 driveway spaces + 68 on-street spaces) |
Public Improvements
The ECSP designates Amsterdam Avenue as a “Loop Street,” which includes the development of a 30-foot-wide pedestrian paseo providing a connection to Cypress Avenue. This paseo will consist of 10 feet of dedicated public right-of-way and a 20-foot-wide easement over Lots 36 through 39 and will be maintained by the Homeowner’s Association. In addition, a seven-foot-wide right-of-way dedication is required along the east side of Amsterdam Avenue to accommodate planned street improvements. Beyond the project area, the west side of Cypress Avenue will be improved with a 5-foot sidewalk, curb and gutter, parkway landscaping, and streetlights that will connect to Edison Avenue.
Architecture and Floor Plans
Three floor plans and four architectural styles are proposed. Floor plans range in size from 2,568 square feet to 3,612 square feet. Plan 1 is a single-story unit and Plan 2 and 3 are two-story. Enhanced elevations have been provided for all elevations visible from a public street or open space features. A variety of garage placements are proposed that include forward and swing-in garages. The four architectural styles proposed include Italian, Spanish, Farmhouse, and Ranch. The following is a brief description of each architectural style:
• Italian: This style has a stucco finish and features wrought-iron elements, scorelines, ribbon windows, and a wide square porch with columns. The first and second stories are delineated with the use of a wide belly band. The decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. An “S” shaped concrete tile roof is provided. The field color is tan, while the contrasting accent colors are white and dark brown.
• Spanish: This style utilizes a combination of stucco finish and decorative pattern tiles. It features, exposed rafter tails, multi-paned windows, foam trim, stucco wainscot, an articulated front arched entry, and decorative wrought-iron elements. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. An “S” shaped concrete tile roof is provided. Field colors of this style vary from white to warm colors, and accent colors are moody blue and burgundy.
• Farmhouse: This style utilizes a combination of stucco, decorative brick and horizontal and vertical wood siding, simple gable ends, and decorative corbels. Enhanced entries have wood posts and beams. 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 whites and dark shades to create a contrast between the field color.
• Ranch: This style utilizes a combination of stucco, decorative stone and horizontal wood siding, wood shutters, and decorative corbels. 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 tan and gray shades with dark teal-colored and burgundy shutters to create contrast.
Landscaping, Walls, and Open Space
A unique landscape theme has been established in the neighborhood, which includes shrubs, a minimum 15-gallon box tree, and ground cover for the front yard of each home. A meandering sidewalk with informal planting of trees and shrubs are proposed within the 30-foot-wide pedestrian paseo along Amsterdam Avenue. Street trees will be planted throughout the development and extend beyond the project boundary along the west side of Cypress Avenue, providing a continuous connection south to Edison Avenue. In addition, a passive park is proposed at the southwestern portion of the project site, featuring a walkway and benches. This area will also function as an underground water retention basin.
A 6-foot-high block wall with 24-inch square decorative pilasters will be installed in areas visible from public view. In areas not visible from public view, a 6-foot-high vinyl fence will enclose the side and rear yards of each home. Neighborhood entry features are proposed at the northwest and southwest corners of Cypress Avenue and Amsterdam Avenue. These features include a 3.5-foot-high wood fence with 24” square decorative pilasters, an accent tree, shrubs and ground cover to enhance the project’s entry identity.
Parking
Overall, the project exceeds the minimum parking requirement of two garage spaces per unit, with some homes providing three garage spaces per unit. In addition, driveways are provided for each home to allow for parking of two additional vehicles. In addition, 68 on-street parking spaces will be available for residents to park their vehicles. The overall parking count provided is 327 parking spaces, which is 5.95 parking spaces per unit (149 garage spaces, 110 driveway spaces, 68 on-street spaces).
Tentative Tract Map No. 20845
The proposed tract map creates 56 numbered lots and two lettered lots to facilitate the development of 55 single family homes, a passive park/underwater retention basin, and two landscaped parkways. Each numbered lot ranges in size from 6,000 square feet to 13,791 square feet, with an average lot size of 7,318 square feet.
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 June 6, 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 exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be within the scope of the previously certified 2045 General Plan Update Environmental Impact Report (EIR) (State Clearinghouse No. 202409083), adopted on September 2, 2025. The EIR adequately describes the environmental effects of the proposed project for the purposes of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183. The proposed project is consistent with the land use designation, development density, and applicable policies established by the City’s General Plan, the East Chino Specific Plan, and underlying zoning, all of which were evaluated in the certified EIR. Pursuant to Section 15183(b), a focused evaluation of the development was conducted and the analysis concluded that the proposed project would not result in any new or more severe significant environmental impacts beyond those identified in the certified General Plan EIR. The project is also subject to uniformly applicable development policies and mitigation measures identified in the 2045 General Plan Update EIR, which would reduce potential impacts to less than significant levels. Accordingly, pursuant to CEQA Guidelines Section 15183, no additional environmental review is required.