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PL25-0084 (Tentative Parcel Map No.20988)
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LOCATION MAP
PROJECT NO.: PL25-0084 (Tentative Parcel Map No. 20988)
APPLICANT: PLC Communities
REQUEST: A request to subdivide a 9.06-acre parcel into two numbered parcels and one letter parcel for conveyance purposes, located in the RD 4.5 land use designation of the East Chino Specific Plan.
LOCATION: Northwest corner of Edison Avenue and Cypress Avenue (APN: 1021-251-01).
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-023, approving PL25-0084 (Tentative Parcel Map No. 20988), 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 - |
Residential and Agricultural/ Southern California Edison Easement |
RD 4.5 (Residential, 4.5 du/ac), R/OS (Open Space Recreational) |
East Chino Specific Plan, RD 4.5 (Residential, 4.5 du/ac), R/OS (Open Space Recreational) |
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North - |
Agricultural |
RD 4.5 (Residential, 4.5 du/ac) |
East Chino Specific Plan, RD 4.5 (Residential, 4.5 du/ac) |
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East - |
Residential and Agricultural/Southern California Edison Easement |
RD 4.5 (Residential, 4.5 du/ac), R/OS (Open Space Recreational) |
East Chino Specific Plan, RD 4.5 (Residential, 4.5 du/ac), R/OS (Open Space Recreational) |
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South - |
Residential |
LDR (Low Density Residential) |
College Park Specific Plan (Low Density Residential) |
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West - |
Residential/Southern California Edison Easement |
RD 4.5 (Residential, 4.5 du/ac), R/OS (Open Space Recreational) |
East Chino Specific Plan, RD 4.5 (Residential, 4.5 du/ac), R/OS (Open Space Recreational) |
BACKGROUND
On February 26, 2025, PLC Communities (the “Applicant”), submitted a Preliminary Review application for a proposed subdivision and construction of 55 single family detached homes generally located between Cypress and Amsterdam Avenues, north of the Southern California Edison (SCE) easement. The site is located within the boundaries of the East Chino Specific Plan (ECSP). Subsequently, the Applicant filed an application to subdivide the property located at the northwest corner of Edison and Cypress Avenues into two numbered and one lettered lot, for conveyance purposes. The Applicant is in the process of acquiring one of the proposed parcels from the current property owner for future development.
ISSUES/ANALYSIS
The proposed Tentative Parcel Map (TPM 20988) includes property at the northwest corner of Edison Avenue and Cypress Avenue, within the ECSP. TPM 20988 will create two numbered parcels and one lettered parcel. Parcel 1, which is 2.84 acres will be conveyed from the Louis Aguerre Family Trust to the Applicant. The Applicant intends to develop this parcel, along with an existing parcel to the north with a 55-lot single-family residential development. The future development requires the Applicant to submit a Tentative Tract Map and Site Approval application for review and approval. Project applications for the development would be submitted at a future date. Parcel 2 is 5.90 acres and includes land within the SCE easement. Parcel 2 will remain under the ownership of the Louis Aguerre Family Trust and maintain the current residential and agricultural uses, which include a single-family home with crop cultivation. Parcel A, located adjacent to Edison Avenue, will be dedicated to the public right-of-way.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
9.06 acres |
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No. Lots - |
2 number lots, 1 letter lot |
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Lot Area - |
Parcel 1 – 2.84 acres
Parcel 2 – 5.90 acres
Parcel A – 0.32 acres |
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Lot Width |
Parcel 1 - 231.87 ft
Parcel 2 – 1,001.87 ft
Parcel A – 22 ft |
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Lot Depth |
Parcel 1 - 628.45 ft
Parcel 2 - 628.64 ft
Parcel A - 628.64 ft |
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 September 6, 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 meets legal noticing requirements.
ENVIRONMENTAL REVIEW
In compliance with the California Environmental Quality Act (CEQA), pursuant to Guideline § 15315 - Minor Land Divisions, the project qualifies as being categorically exempt from CEQA. This exemption applies to subdivisions in urban areas for residential zones when the division is for four or fewer parcels, when the division is in conformance with the General Plan and zoning, no variances are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. Furthermore, none of the exceptions set forth in the CEQA Guidelines 15300.2 apply to this project.