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PL23-0120 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL23-0120 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 77 detached single-family residential dwelling units on 9.20 adjusted gross acres at a density of 8.4 dwelling units per acre in the Medium Density Residential (MDR), Community Core (CC 16), and High Density Residential (HDR) land use designation of The Preserve Specific Plan.
LOCATION: Northwest of East Preserve Loop, east of Main Street, and southwest of Legacy Park Street, in the Block 11 Master Plan Area (Tentative Tract Map No. 20445) (APNs: 1057-181-19, -20, -29, -33 and -36).
RECOMMENATION
recommendation
Adopt Planning Commission Resolution No. PC2024-009, approving PL23-0120 (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 |
MDR (Medium Density Residential) |
Preserve Specific Plan |
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North - |
Vacant |
MDR (Medium Density Residential) |
Preserve Specific Plan |
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East - |
Vacant |
MDR (Medium Density Residential) |
Preserve Specific Plan |
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South - |
Vacant |
MDR (Medium Density Residential) |
Preserve Specific Plan |
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West - |
Vacant |
MDR (Medium Density Residential) |
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 September 19, 2022, the Planning Commission approved a “B” level MSA (PL21-0056) and TTM No. 20445 (PL21-0075) to further master plan and subdivide 32.63 acres of land, a portion of the South of Pine master plan area for future residential development of 305 residential units, known as Block 11 master plan area. The applicant, Chino Preserve Development Corporation is now requesting approval of a Site Approval (PL23-0120) to construct 77 detached single-family units. The previous Public Works and Fire District conditions of approval for Tract 16420 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
On September 9, 2023, 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 area, northwest of East Preserve Loop, east of Main Street, and south of Legacy Park Street, in the Block 11 Master Plan Area (Tentative Tract Map No. 20445) and consists of 77 single-family homes on 9.2 adjusted gross acres of land at a density of 8.40 units/acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
Access to the site is provided via Sentinel Avenue and Tamarack Street, which provide connections to Main Street and East Preserve Loop. The single-family homes, comprised of 2 or 3-stories, have been designed to front onto the internal streets, except for Lots 7, 8, 9, and 10, which front onto a shared 16-foot-wide private drive aisle (Letter Lot B). The homes are a typical single-family layout with garage access provided from internal streets. All three-story homes are plotted on interior lots, away from street corners.
Project statistics are as follows:
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Item |
Proposed |
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Project area - |
9.20 adjusted gross acres |
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Density - |
8.4 du/acre |
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No. of Residential Units |
77 |
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Parking (proposed/required) - |
154 required / 374 provided |
Architecture and Floor Plans
Three floor plans, with options, and three architectural styles are proposed. Floor plans range in size from 2,244 square feet to 2,735 square feet. Enhanced elevations have been provided for all elevations visible from a public street or open space feature. Garages are plotted at varying depths that range from 18 to 24 feet from the front property line to provide an undulating street scene.
The three architectural styles proposed include Adaptive Italian, Adaptive Spanish, and Adaptive Farmhouse. The following is a brief description of each architectural style:
• Adaptive Italian: This style has a stucco finish and features decorative quoins, cornice trims, and an arched front entry with a faux precast trim. The first and second stories are delineated with the use of a wide belly band. Front doors, garage doors, and light fixtures are provided to match the architectural style. An “S” concrete tile roof is provided.
• Adaptive Spanish: This style has a stucco finish and features decorative gable accents, exposed rafter tails, iron elements, multi-paned windows with shutters, foam trim, decorative pot shelves, and an articulated front entry with columns and a gable end detail. Horizontal wood accents are provided at the third story of Plan 2X. Front doors, garage doors, and light fixtures are provided to match the architectural style. An “S” shaped concrete tile roof is provided.
• Adaptive Farmhouse: This style features board and batten siding to accent the main stucco body with the addition of vertical and horizontal scoring in the stucco to further enhance the adaptive style. This style utilizes simple gable ends, steep roof pitches, decorative corbels, pot shelves, and decorative shutters. Enhanced entries have wood posts and beams. Front doors, garage doors, and light fixtures are provided to match the architectural style. A flat concrete tile roof is provided.
Design Review Board (DRB)
On March 7, 2024, the Design Review Board (DRB) reviewed the proposed project. The project was well-received and the DRB 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. Corner lots have an increased setback to the unit which allows for additional landscaping. Landscaping throughout the development has a drought tolerant design. Six-foot-high decorative block walls with decorative caps and 24-inch square pilasters will be constructed on corner lots facing Sentinel Avenue, Estancia Avenue, and Collard Street. Parkway plantings will be provided as a buffer between walls and the sidewalks. Vinyl privacy fences will be provided between properties and will not be visible from public view.
A pocket park is located at the northeast corner of Estancia Avenue and Sentinel Avenue, which will be constructed by the applicant prior to final occupancy permit within the Block 11 master plan area. The pocket park includes a decorative shade structure, open grass areas, and a sundial pendant feature. Seating areas will be provided in the form of kernel seating, Adirondack seating, and a gaming table. A three-foot high decorative wall separates the park space from the private drive aisle (Letter Lot B) accessible to Lots 7, 8, 9, and 10. In addition, residents will have access to a recreation center, known as the Club on Main, located at the southwest corner of Main and Legacy Park Streets. The recreation center includes a tennis court, half basketball courts, volleyball court, swimming pool, spa, clubhouse, and fitness center. Construction is anticipated to begin at the end of the year and completed the following year.
Parking
The project meets the minimum parking requirement of two garage spaces per unit. In addition, driveways are provided for each home to allow for parking of two additional vehicles. Estancia Avenue, Collard Street, Nuttal Court, and Sentinel Avenue combined will accommodate 66 on-street parking spaces. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan with a total parking count of 374 parking spaces, which is 4.9 parking spaces per unit (154 garage spaces, 154 driveway spaces, 66 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 March 9, 2024, 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 California Environmental Quality Act (CEQA), pursuant to Section 15164 of CEQA Guidelines.