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PL24-0151 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0151 (Site Approval)
APPLICANT: BCT Dev Acquisition Co., LLC
REQUEST: A request to construct a 110-unit residential rental community consisting of 14 three-story buildings and a recreation building on 4.12 adjusted gross acres of land at a density of 26.7 dwelling units per acre within the AM (Auto Mall) land use designation of the Eucalyptus Business Park Specific Plan within the Affordable Housing Overlay.
LOCATION: Located on the west side of Corporate Center, approximately 625 west of Ramona Avenue (APN: 1025-211-19)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-018, approving PL24-0151 (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 |
AM (Auto Mall) |
Eucalyptus Business Park Specific Plan |
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North - |
Hotel |
CO (Commercial Office) |
Eucalyptus Business Park Specific Plan |
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East - |
Automotive uses |
AM (Auto Mall) |
Eucalyptus Business Park Specific Plan |
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South - |
Auto dealership |
AM (Auto Mall) |
Eucalyptus Business Park Specific Plan |
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West - |
State Route 71 |
NA |
NA |
BACKGROUND
The 2021-2029 Housing Element (Housing Element) update was originally adopted by the City Council on January 4, 2022, with revisions to the document adopted in December 2024. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) on 91 different sites throughout the City. These specific sites were identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Needs Assessment (RHNA) numbers required by the State. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects provide affordable housing for low-income households. The subject project is located on one of the AHO sites identified in the adopted Housing Element.
The applicant submitted a preliminary application (PL24-0076) on June 27, 2024 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 that apply to their projects. Subject to limited exceptions, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed. Preliminary applications can be filed up to 180 days before filing a full application. Following submittal of the preliminary application, the applicant submitted a Site Approval (PL24-0151) application on December 19, 2024 for development of the site with a 110-unit rental community. The project includes a request for waivers pursuant to State Density Bonus Law (SDBL).
In recent years, the state has placed increased limitations on the City’s discretion to approve or deny housing projects. Under the Housing Accountability Act (HAA) (Government Code 65589.5(j)), when a proposed housing project meets applicable, objective general plan, zoning, and subdivision standards, and environmental review has been conducted in compliance with the California Environmental Quality Act (CEQA), then the City must approve the project unless it makes written findings that: (1) the project would have a specific, adverse impact upon the public health or safety unless the project is disapproved; and (2) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project.
“Specific adverse impact” is defined in state law as “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” State law further explains that “It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon the public health and safety … arise infrequently.”
ISSUES/ANALYSIS
Site Design:
Primary access is provided via an enhanced driveway from Corporate Center Avenue. The entry features decorative paving and a landscape median with trees. There is an emergency access point located at the northwest corner of the site, utilizing an established easement with the neighboring hotel property.
The proposed development includes 14, three-story buildings comprising a total of 110 residential units. The project is designed to resemble townhomes, although the community will be rental. Due to the design of the project being 14 townhome buildings, the project does not meet several development standards as established under the AHO. These standards include front setback, rear setback and building separation. As mentioned before, the applicant is requesting waivers pursuant to SDBL, which is explained later in this staff report. A two-story recreation building is centrally located toward the rear of the site. The site is bordered by State Route 71 (SR-71) to the west, a hotel to the north, automotive uses to the east, and a car dealership to the south. The residential buildings are configured as 6, 7, 8 and 9-plex buildings oriented perpendicular to the street. Buildings either face an internal paseo, the main drive aisle, the recreational amenity, or the north property line facing the hotel. The rental community is proposed to be gated to provide security for the residents.
Project statistics are as follows:
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Item |
Proposed |
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Project/Lot Area - |
4.12 adjusted gross acreage |
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Density (proposed/permitted) |
26.7 du per acre/ 26-30 du/acre |
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No. Lots - |
1 |
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No. of Buildings - |
14 residential buildings and 1 recreational building |
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Building Area - |
Residential buildings 194,579 square feet (three stories) - 110 units Recreation Building B: 3,281 square feet (two stories) |
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Lot Coverage - |
42% proposed/ 65% maximum allowed |
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Floor Area Ratio (FAR) - |
1.11 proposed/ 1.25 maximum allowed |
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Landscape Coverage - |
17% proposed/ 15 % required |
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Parking (proposed/required)- |
231 proposed parking spaces 230 required parking spaces per Chino Municipal Code 200 required per State density bonus law |
Parking:
The proposed rental community provides a total of 231 parking spaces for the development. Since the project qualifies for a density bonus, the State Density Bonus Law (SDBL), California Government Code Section 65915, limits the number of parking stalls a City can require for this type of residential development. Based on SDBL parking requirements, the City cannot require more than one parking space per unit for one-bedroom units, more than 1.5 parking spaces per unit for two and three-bedroom units, and 2.5 parking spaces per unit for four-bedroom units, which results in 200 parking stalls required for the proposed project. The project exceeds this requirement by providing a total of 231 parking stalls of which 217 will be within a garage and the remaining 14 stalls will be surface parking. This exceeds the minimum required parking per SDBL by 31 spaces. In addition, parking will be permitted on Corporate Center Avenue on the west side of the street. Furthermore, the applicant has provided a Parking Management Plan (Exhibit A), which will be implemented with the project.
A City cannot require additional parking even if the project does not conform with the City’s parking requirement. The State has passed numerous laws that expressly prohibit cities from requiring developers to provide more on-site parking spaces than otherwise expressly permitted by State law. In this case, with the inclusion of ten percent affordable housing units for low-income households, the project is entitled to the parking ratios set forth in SDBL.
Amenities, Landscape and Walls:
The AHO standards require projects to provide at least one major and two minor community amenities, and the project exceeds this requirement. Amenities in the development include a centrally located recreational area that includes a pool, a club lounge and fitness room. Additional features include BBQ areas, a trail along the west project boundary, and multiple seating areas throughout the site. Private open space is also provided for each unit by either a patio or a balcony. While each provides private open space, the amount of private open space does not meet the requirements of the AHO and a waiver pursuant to SDBL is being requested.
The project provides a total of 17% landscape coverage, which exceeds the minimum AHO requirement of 15%. Landscaping throughout the development has a drought tolerant design, incorporating trees, shrubs, and groundcover. Along the western edge of the site, a private, decomposed granite trail lined with trees adjacent to SR-71. A six-foot high decorative block wall is provided along the north, south and west perimeter of the project site. A six-foot high metal fence is provided along Corporate Center Avenue, between units to secure the site.
Floor plans and Architecture:
The project includes a mix of one-, two-, three-, and four-bedroom units with 10 floor plans ranging in size from 946 square feet to 1,781 square feet.
Architecturally, the development incorporates two complementary styles: Monterey and Spanish. While both styles share core elements, they differ in details and color schemes to provide visual diversity and interest. Both styles have a stucco finish, metal railing on balconies, decorative vents in the gable roofs, exposed rafter tails, decorative shutters, and windows accented with ornamental iron pot shelves. Entryways are generally arched entryways. Entries facing the street also include decorative tile surround and shed roofing. Front doors, garage doors, and light fixtures are provided to match the architectural style. Traditional “S” tile roofing is provided throughout.
Enhanced architecture is provided for each building based on visibility from Corporate Center Avenue, SR-71 and adjacent properties. Because the orientation of the residential buildings side on to Corporate Center Avenue, front entries have been incorporated to create a more welcoming and pedestrian-friendly edge along the street frontage.
The recreation building is designed in the Spanish style and has similar detailing, along with large glass doorways and windows as well as decorative tile work to compliment the overall architectural theme.
Applicable Standards and Waivers from Standards:
Under California State housing law, when a developer submits a preliminary application for a housing project, that project is only subject to the ordinances, policies, and standards adopted and in effect on the date the preliminary application is submitted. On April 18, 2023, the City Council adopted Ordinance No. 2023-008, which established development standards for the Affordable Housing Overlay (AHO). Based on the development standards the development must: (1) reserve at least nine percent of its units for low-income households; (2) adhere to a base density of 26 dwelling units per acre; and (3) remain in substantial conformance with both the preliminary application submitted to the City and the full application as deemed complete by the City.
This particular project exceeds the low-income requirement required under the AHO by providing ten percent low-income units (11 units). The applicant therefore is entitled to waivers under State Density Bonus Law (SDBL). A waiver is a reduction or modification of any development standards and other regulations when those requirements potentially make the construction of the project infeasible. To qualify for waivers under SDBL, the applicant must provide written documentation justifying the need for a waiver. Additionally, there is no limit to the number of waivers that can be requested, allowing the applicant to seek relief from multiple standards. The ability for a City to deny a waiver under SDBL is limited to whether the request would potentially result in a specific, adverse impact upon health, safety, or the environment (Government Code, 65915(d)(1) and 65915(e)(1). In review of the requested waivers, it has been determined that the waivers would not result in a specific, adverse impact as defined by the Government Code. As such, the applicant has formally requested the following waivers for the Project (Exhibit “B”), which are detailed below.
1. Front yard setback: Relief from the 15-foot front yard setback is requested. The Project proposes a five-foot setback, with door swings extending into the setback area, but not beyond the property line.
2. Rear yard setback: Relief from the ten-foot rear yard setback is requested. The proposed rear yard setback is eight feet.
3. Building separation: Relief from 15-foot building separation is requested. The Project provides a minimum of 8.5 feet separation in three locations with most locations ranging from 12 feet to 15 feet.
4. Parking location standard: Relief from standard that prohibits open parking within the front half of the lot is requested. Parking spaces are located at the southeast corner of the project site providing additional parking spaces for the Project. The project does meet all other parking requirements of the AHO, including the number of parking spaces provided.
5. Private Open Space Requirements: Relief is requested from the private open space standards required that ground level units have a patio with a minimum dimension of 10 feet and 150 square feet overall or have an upper deck with a minimum dimension of six feet and 72 square feet overall.
a. Ground floor units - The Project provides patio with a minimum of 5.5 dimension and minimum of 57 square feet overall.
b. Upper level units (units without ground floor living space) - The Project provides private open space with a minimum of 5.5 dimension and 49 square feet overall.
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 August 9, 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
An Addendum to the Eucalyptus Business Park Specific Plan EIR, SCH#89070310, has been prepared for this project pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. The project is within the scope of the EIR, which adequately describes the activity for the purposes of CEQA. Consequently, no further environmental review is required.
Attachments: Exhibit A - Parking Management Plan
Exhibit B1 and B2 - Waivers and Exhibit
Link to EIR Addendum -
<https://www.cityofchino.org/DocumentCenter/View/6396/Chino-Corporate-Center_CEQA-Addendum_20250731-PDF>