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PL24-0140 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0140 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 67 detached single-family homes on 13.26 adjusted gross acres of land at a density of 5.1 dwelling units/acre in the Medium Density Residential (MDR) and Low Density Residential (LDR) land use designations of The Preserve Specific Plan.
LOCATION: Generally located north of Legacy Park Street, west of West Preserve Loop, east of Chino Corona Road, and south of Pine Avenue in the Block 1 Master Plan Area (Tentative Tract Map No. 20633, Lots 4-70, J, K, L, & M) (APNs: 1057-181-01, -02, & -22)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-015, approving PL24-0140 (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 / warehouses |
MDR (Medium Density Residential) and LDR (Low Density Residential) |
The Preserve Specific Plan |
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North - |
Vacant |
MDR (Medium Density Residential) and LDR (Low Density Residential) |
The Preserve Specific Plan |
|
East - |
Vacant |
HDR 30 (High Density Residential 30 du/acre) |
The Preserve Specific Plan |
|
South - |
Vacant |
LDR (Low Density Residential) |
The Preserve Specific Plan |
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West - |
Agricultural |
OS-R (Open Space Recreational) |
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 (PL24-0140) to construct 67 detached single-family residential homes. 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, east of Chino Corona Road, and south of Pine Avenue within the Block 1 Master Plan Area and consists of 67 single-family homes on 13.26 adjusted gross acres of land at a density of 5.1 dwelling units/acre in the Medium Density Residential (MDR) and Low Density Residential (LDR) land use designations of The Preserve Specific Plan.
Access to the neighborhood 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 5,000 to 12,351 square feet, with an average lot size of 6,500 square feet.
Project statistics are as follows:
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Item |
Proposed |
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Project area - |
13.26 adjusted gross acres |
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No. of residential units - |
67 |
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Density |
5.1 dwelling units per acre |
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Parking - |
362 provided/134 required (134 garage spaces + 134 driveway spaces + 94 on-street spaces) |
Architecture and Floor Plans
Four floor plans and three architectural styles are proposed. Floor plans range in size from 3,285 square feet to 3,971 square feet and all units will be two-story. Enhanced elevations have been provided for all elevations visible from a public street or open space feature. The applicant has provided street scenes to highlight the enhanced architectural elevations.
The three architectural styles proposed include Adaptive Prairie, Adaptive Spanish, and Adaptive Farmhouse. The following is a brief description of each architectural style:
• Adaptive Prairie: This style has a stucco finish and features horizontal accent siding, decorative stone veneer, and ribbon windows. A strong horizontal form, deep recessed front entry door, and wide square porch columns are provided. The decorative front doors, panel pattern garage doors and decorative light fixtures are also provided to match the architectural style. A flat concrete tile roof is provided. The field colors are a warm gray and beige and the contrasting accent colors are a darker contrasting gray, green, and bronze.
• Adaptive Spanish: This style utilizes a stucco finish as the prevalent material. It features decorative gable accents, multi-paned windows with foam trim, decorative metal awnings, decorative pot shelves, and an articulated front arched entry. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. A flat concrete tile roof with barrel gable tiles is provided. Field colors of this style vary from warm toned whites and accent colors in various shades of medium to darker browns, with green accent siding.
• Adaptive Farmhouse: This style utilizes a combination of stucco and board and batten horizontal wood siding, gabled ends with vertical wood siding, steep roof pitches, and decorative shutters. Deep recessed entries and wide square porch columns are provided. Decorative front doors, panel pattern garage doors and decorative light fixtures are also provided to match the architectural style. A flat concrete tile roof is provided. The field colors are a warm white, gray and cream color, and the accent colors are complimentary with light shades of white, gray, and taupe.
Design Review Board (DRB)
On June 24, 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 adjacent tracts in the Block 1 master plan area, yet still have its own distinct identity. 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, located in the front yards of the homes and along the tract perimeter. 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 expose two-thirds of the building wall to expose corner treatments on the home, as required by The Preserve Specific Plan. In addition, a 5.5-foot-high vinyl fence will enclose the side yard areas of each home, accessed by privacy vinyl gates facing the street. Parkway plantings will be provided as a buffer between the sidewalks and side yard walls. Each home is designed with a traditional private rear yard that ranges in size from 837 to 3,919 square feet. The project site is adjacent to a future 3-acre park to the west, which 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. Additionally, each home includes a minimum 20-foot-long driveway, wide enough to allow for parking of two vehicles. On-street parking is also provided within the development. The overall parking count provided is 362 spaces, which is 5.40 parking spaces per unit (134 garage spaces, 134 driveway spaces, and 94 on-street 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 July 5, 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 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.