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PL24-0141 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0141 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 74 detached single-family residential dwelling units on 11.36 adjusted gross acres of land at a density of 6.5 dwelling units per acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan. South of Pine Avenue, between Chino Corona Road and West Preserve Loop.
LOCATION: South of Pine Avenue, between Chino Corona Road and West Preserve Loop
(APNs: 1057-281-14 and 1057-181-01)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. 2025-013, approving PL24-0141 (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 |
Medium Density Residential (MDR) |
The Preserve Specific Plan |
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East - |
Vacant/Legal Non-Conforming Industrial |
Medium Density Residential (MDR) |
The Preserve Specific Plan |
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South - |
Vacant |
Medium Density Residential (MDR) |
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 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 (PL24-0141) 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, north of Legacy Park Street, west of West Preserve Loop and south of Pine Avenue, within the Block 1 Master Plan Area and consists of 74 single-family homes on 11.36 adjusted gross acres of land at a density of 6.5 units/acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
Access to the site is provided by one point of access from Legacy Park Street and two points of access from 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 4,500 to 7,673 square feet, with an average lot size of 4,920 square feet.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
11.36 adjusted gross acres |
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No. Lots - |
74 |
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Density - |
6.5 dwelling units per acre |
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Parking (proposed/required) - |
296 proposed/148 required (148 garage spaces + 148 driveway spaces + 55 on-street spaces) |
Architecture and Floor Plans
Four floor plans and three architectural styles are proposed. Floor plans range in size from 2,893 square feet to 3,174 square feet and all units will be two-story. Five different enhanced elevations have been provided for all elevations visible from a public street or open space features. The plans offer a variety of garage placements that include mid-recessed, shallow recessed, and forward. The applicant has provided street scenes to highlight the enhanced architectural elevations.
The three architectural styles proposed include Prairie, Spanish, and Farmhouse. The following is a brief description of each architectural style:
• Prairie: This style has a stucco finish and features horizontal lap siding, decorative stone, 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. A flat concrete tile roof is provided. The field color is white, while the contrasting accent colors are sage and 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 wood details. 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 brown 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.
Design Review Board
This project was reviewed by the Design Review Board (DRB) on June 24, 2025. The project was well received and the DRB recommends approval of the project. Specifically, the DRB noted that the elevations will complement the adjacent tracts in the Block 1 master plan area. 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 ground cover for the front yard of each unit. Landscaping throughout the development has a drought tolerant design, concentrated along the street frontages. 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 exposed two-thirds of the building wall to expose corner treatments on the home, as required by The Preserve Specific Plan. In addition, a 6-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 that ranges in size from 583 to 3,445 square feet. Parkway plantings will be provided as a buffer between the sidewalks and side yard walls. In addition, the project site is adjacent to a future 3-acre park to the north. 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. Each home includes a driveway to allow for parking of two additional vehicles. In addition, 55 on-street parking spaces will be available for residents to park their vehicles. The overall parking count provided is 351 parking spaces, which is 4.74 parking spaces per unit (148 garage spaces, 148 driveway spaces, 55 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.