Those persons wishing to speak on any item included on the agenda, or on any matter within the subject matter jurisdiction of the City Council, are invited fill out and submit to the City Clerk a “Request to Speak” form (name and address optional) which is available at the entrance to the City Council Chambers. Additionally, members of the public may submit electronic inquiries or comments by submitting emails to [email protected]
If you require a reasonable accommodation to participate in this meeting per your rights under the Americans with Disabilities Act or for any other reason, please contact the City Clerk’s Office (909) 334-3306, at least 48 hours prior to the advertised starting time of the meeting.
Any documents produced by the City and distributed to a majority of the City Council regarding any item on this agenda will be made available in the City Clerk ’s Office during normal business hours at City Hall located at 13220 Central Avenue, Chino. In addition, such documents will be posted on the City’s website at www.cityofchino.org
CHINO CITY COUNCIL
SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY
CITY HALL COUNCIL CHAMBERS
13220 CENTRAL AVENUE
CHINO, CA 91710
TUESDAY, FEBRUARY 13, 2024
WORKSHOP
AGENDA
6:00 PM
_________________________________________________________________________________
NOTICE AND CALL FOR A SPECIAL MEETING OF THE CHINO CITY COUNCIL / SUCCESSOR
AGENCY TO THE REDEVELOPMENT AGENCY THAT WILL BE HELD ON TUESDAY, FEBRUARY 13, 2024 AT 6 :00 PM IN THE CITY COUNCIL CHAMBERS LOCATED AT 13220 CENTRAL AVENUE, CHINO, CA.
CALL TO ORDER
ROLL CALL
Mayor Eunice M. Ulloa, Mayor Pro Tem Karen C. Comstock, Council Member Curtis Burton, Council Member Christopher Flores, Council Member Marc Lucio.
FLAG SALUTE
PUBLIC COMMENTS
This is the time and place for the general public to address the City Council about subjects listed on the agenda. Due to Council policy and Brown Act requirements, action will not be taken on any issues not on the Agenda. Ordinance No. 97 -08 (Chino Municipal Code Section
2.04.090) limits speakers to no more than five (5) minutes in which to address Council, except as provided under Government Code 54954.3(b)(2).
1 CHINO CITY COUNCIL
FEBRUARY 13, 2024 2
DISCUSSION
1. San Bernardino Council of Governments (SBCOG). Report on San Bernardino Council of Governments Services and Member Dues.
Staff Report By: Monique Arrellano, Chief of Council of Governments and Equity Programs, San Bernardino Council of Governments/San Bernardino County Transportation Authority RECOMMENDATION: Receive a report from the San Bernardino Council of Governments regarding the SBCOG's proposed amendment to the existing Joint Powers Authority agreement, creating a new dues formula to increase the SBCOG's funding and capacity to provide services to its member jurisdictions. Discuss and provide direction to staff.
2. 2021-2029 Housing Element Update and Zoning Ordinance Amendments. Discussion Regarding Proposed Amendments to the 2021 -2029 Housing Element Update and Zoning Ordinance Amendments related to the Overlay Districts for Affordable Housing.
Staff Report By: Michael Hitz, Principal Planner and David Barquist, Kimley-Horn RECOMMENDATION: Receive direction from the City Council on the adoption of the 2021-2029 Housing Element and related zoning ordinance amendments.
ADJOURN
The next Regular Meeting of the City Council will be held on Tuesday, February 20, 2024 at 6:00 p.m. (Closed Session no earlier than 4:00 p.m. if necessary) in these Council Chambers.
I, Natalie Gonzaga, City Clerk of the City of Chino, hereby declare that on Friday, February 9, 2024 this agenda was posted on the south window of Chino City Hall and this agenda together with all of the agenda reports and related documents were posted on the City’s website at www.cityofchino.org by myself or under my direction.
_______________________________________
Natalie Gonzaga, City Clerk.
2 MEMORANDUM
CITY OF CHINO
ADMINISTRATION DEPARTMENT
CITY COUNCIL MEETING DATE: FEBRUARY 13, 2024
TO: MAYOR AND CITY COUNCIL MEMBERS, CITY OF CHINO
FROM: LINDA REICH, CITY MANAGER
SUBJECT
..titl e
San Bernardino Council of Governments (SBCOG).
..end
RECOMMENDATION
..recommendation
Receive a report from the San Bernardino Council of Governments regarding the SBCOG's proposed amendment to the existing Joint Powers Authority agreement, creating a new dues formula to increase the SBCOG's funding and capacity to provide services to its member jurisdictions. Discuss and provide direction to staff.
..body
CITY OF CHINO MISSION / VISION / VALUES / STRATEGIC ISSUES The recommendation detailed above further the City’s values and strategic issues that serve as key pillars on which identified priorities, goals, and action plans are built, by fostering:
Responsible Long-Range Planning
Exemplary Leadership
Public Service Excellence through Internal and External Partnerships
3 SBCOG Services and Member Dues
City of Chino
2/13/2024
4 Who is SBCOG?
Collective Voice for San Bernardino County
• 24 cities and towns
• 5 county supervisorial districts
• Governed by a Joint Powers Agreement
(JPA)
• Strong regional, state and national
partnerships
Funding
• Membership dues
• Supplemental program funds
5 Why is SBCOG Important?
Fills in the Gaps for Local Agencies
• Environment (e.g. GHG/Climate Action Plans)
• Housing
• Active transportation
• Public safety
• More
Projects/Programs
• Housing Element Updates
• City/County Conference
• Emergency Comm. Nurse System (ECNS)
• Inland Regional Energy Network (I-REN)
• SMART County Master Plan
• GHG Reduction Plan and EIR
• Grant assistance, EV Master Plan, more
6 Emergency Communications
Nurse System (ECNS)
Program
• RNs assess 9-1-1 calls for response type
Cooperative and Funding Partnerships
• SBCOG, CONFIRE, County Fire Chiefs
Association, and Inland Empire Health Plan
Results
• Decrease in dispatched ambulances
• More ambulances available for
emergencies
• Provided low acuity patients to the correct
point of care
• No negative patient outcomes
7 Caller Residence % of Calls
High Desert 72.7%
Low Desert 13.9%
West Valley 6.8%
East Valley 6.6%
ECNS Statistics
*Represents program at approximately 20% Capacity due to staffing. At full capacity, CONFIRE has approx. 1200 ECNS eligible calls per month.
8 Partnerships
• SBCOG, CVAG, and WRCOG
Focused On
• Energy efficiency
• Equitable access to clean energy
• Supporting local jurisdictions
• Stakeholder resources
Key Programs
• Public Sector Program
• Workforce Education and Training
• Codes and Standards
Inland Regional Energy Network (I-REN)
9 Smart County Master Plan (SCMP)
What is the SCMP?
• Roadmap for improving the region’s
communications and technology
infrastructure
Goals
• Improve technology infrastructure
• Address growing technology needs
• Equitable resource distribution
• Share information/break down silos
• Serve the county and all jurisdictions
10 11
Grant Opportunities
Grant Assistance
• SBCOG identifies opportunities and
provides grant assistance to its member
agencies
Proven Results
• $46 million to date
• $19 million since July 2023
• $2 million awaiting award
• $10 million under development
• ROI for members is $68: $1
Examples
• Sustainability Planning
• Sustainable Communities Program
• Active Transportation Program
• REAP
12 REAP 1.0 (2020)
• Approval of Housing Elements
• Sites Inventory and Analysis
• Accessory Dwelling Unit Capacity Analysis
• Environmental Justice Toolkit
• Affirmatively Furthering Fair Housing/Housing Discrimination Toolkit • Infrastructure Pilot Toolkit
REAP 2.0 (2023)
• County Transportation Commission Partnership Program
• Vehicle Miles Traveled Mitigation Bank
• Subregional Partnership Program 2.0
• Housing Infill on Public and Private Lands Pilot Program • Funding for Lasting Affordability/Programs to
Accelerate Transformative Housing
Regional Early Action Planning (REAP) Grant
13 Grant Funding Statistics
Subregion General Grant Funds *REAP 1.0 Funds REAP 2.0 Funds County-Wide $5,392,818 N/A $7,679,885
High Desert $12,169,317 $640,847.2 $2,500,000
Low Desert $325,317 $640,847.2 $2,012,513
West Valley $12,344,000 $640,847.2 $3,953,000
East Valley $2,044,000 $640,847.2 $1,506,787
Total $32,275,452 $2,563,390 $17,652,185
*REAP 1.0 Housing Element assistance was provided to cities that requested it.
Other REAP 1.0 programs/funding were spread out in county-wide programs, toolkits, etc. 14 Expanding the SBCOG role
Essential Changes for Sustainable Growth
15 16
Why Are These Changes Important?
Projects and Programs
• Continuance of current projects/programs
• New ones (baseline and subscription)
Funding
• Be more competitive on grant funding for the
region, county, and JPA members
Filling in the Gaps
• Continue to fill in the resource gaps for
member agencies
• Identify and fill in additional gaps
Collaboration
• Continued regional collaboration
• Speak with a louder regional voice
17 Board of Directors Ad Hoc CCMTAC Ad Hoc
Curt Hagman, 4th District
Jesse Armendarez, 2nd District
Alan Wapner, Ontario
Dennis Michael,
Rancho Cucamonga
Acquanetta Warren, Fontana
John Dutrey, Montclair
Helen Tran, San Bernardino
Needles Rancho
Cucamonga
Redlands Twenty-nine
Palms
Yucaipa Yucca Valley
18 Why Are We Proposing the Funding Changes?
Ad Hoc
• July 2023 Board direction
• Analyzed WRCOG, CVAG, and SGVCOG
Regional COG Budgets
SGVCOG $4,139,806
WRCOG $2,306,943 (will be increasing)
CVAG $2,819,659
Average $3,088,803
SBCOG $658,092
19 What are the Proposed Changes to the Funding Structure? Existing Conditions
• 50% population / 50% assessed valuation
• Flat rate increase since 2016
• Supplemental funds from HERO (now expended)
Proposed Changes
• Baseline services and optional subscription services
• JPA has to be modified: dues calc. will now be
contained in policy to improve flexibility
• Update dues to 50% population / 50% general fund
base sales and property tax revenues
• Annual cost increase according to consumer price
index or 2%, whichever is less
Current Dues Proposed Dues
$20,322 $58,614
20 Member Dues Cost Allocation Recommendation Process
Researched
Sister
Agency
Method
Existing
dues and
amount per
jurisdiction
Identified 3
options for
distribution
moving
forward
Amendment
No. 4
Population/assessed
valuation formula
50% population/50%
assessed valuation
and flat increases
from 2016 and 2021
100% population
100% tax revenue
50%/50%
population/tax revenue
Deviating from JPA-
established method of
member dues
assessment
21 Chino's Current Grants and
Programs with SBCOG
Programs
• Housing Trust
• Regional Early Action Planning 1.0
• Regional Early Action Planning 2.0
• Inland Regional Energy Network
• Emergency Communications Nurse System
• Smart County Master Plan
22 SBCOG Cost Share
$1.5 million
23 Cost Analysis for Chino
Current Dues Proposed Dues Average Full-
time Staff Cost
Average
Consultant Cost
$20,322 $58,614 *$84,000 **$100,000
*Based on an average of mid-level position salaries in San Bernardino County **Based on the average of REAP 1.0 consultant costs
24 New Fund AllocationsSBCOG Baseline Budget/Costs
$1.5 million
Baseline Budget
• Increase budget from $658,000 to $1.5 million
Staff
• Increase staff from 1.3 to 3
• Staff areas:
o Project management
o Liaison
o Regional advocacy
o Grant writer/coordinator
Resources
• More consultant support
25 Potential Priorities,
Projects,
and Programs
Functions COG Staff Time County Staff Time Consultant
A Grant Writing
1/2 FTE - Funded by
SBCTA/SBCOG As Needed Yes
B Program Managers/Project Managers 1.5 FTE (COG Staff) 1 FTE (CEO Office) As Needed Countywide Vision Leadership Included Above
Small B2B Part FTE ED/Procurement As Needed
City/County Conference Planning Part FTE
Homelessness Strategic Plan Create and ImplementPart FTE Multiple Yes Public Safety Convener On going Part FTE County Fire, County Sheriff As Needed Regional Forums/Summits on Issues agencies are
working through Part FTE CEO Office As Needed
Fellowship Program Part FTE Workforce As Needed
Housing Trust Implement 1 FTE + Part FTE CDH Yes
Smart County Master Plan Create and Implement Part FTE 1/2 FTE Yes Clean Cities Create and Implement (Alternative
Fuel) Part FTE Yes
Climate Adaptation/Resiliency Plan Create and
Implement Part FTE Yes
Tourism Marketing Create and Implement Part FTE County and local EDA staff Yes 2028 Olympics> Highlight tourism, transportation
VMT Bank Create and Implement
2 FTE Equivalent
(SBCTA) Yes
Wildfire Prevention and Education Program Part FTE As Needed Streetlight Program Part FTE DPW As Needed
C Regional Advocacy and Engagement 1/2 FTE CEO Office/Multiple Depts As Needed D Interagency Ambassador/Liaison 1 FTE Equivalent CEO Office/Multiple Depts.
League, SCAG, Joint COGs, Part FTE
NGO/CBO Coordination/Engagement Part FTE CEO Office
Liaison between county and cities Part FTE CEO Office/Multiple Depts.
Ambulance Issues
Animal Shelter
MS4 Permits
26 Timeline of Changes
January 3, 2024 January – April 2024 July 1, 2024
Board Approval
City Council and
County Board of
Supervisors
Presentations/
Approval
New Dues
Begin
27 Thank You
Questions?
28 MEMORANDUM
CITY OF CHINO
DEVELOPMENT SERVICES DEPARTMENT
CITY COUNCIL MEETING DATE: FEBRUARY 13, 2024
TO: LINDA REICH, CITY MANAGER
FROM: WARREN MORELION, AICP, DIRECTOR OF DEVELOPMENT SERVICES
SUBJECT
..titl e
2021-2029 Housing Element Update and Zoning Ordinance Amendments. ..end
RECOMMENDATION
..recommendation
Receive direction from the City Council on the adoption of the 2021 -2029 Housing Element and related zoning ordinance amendments.
..body
FISCAL IMPACT
There is no financial impact by approving the 2021 -2029 Housing Element Update and amending the Zoning Code related to the implementation of the Housing Element.
CITY OF CHINO MISSION / VISION / VALUES / STRATEGIC ISSUES The recommendation detailed above will further the City’s values and strategic issues that serve as key pillars on which identified priorities, goals, and action plans are built, by fostering:
Superior Customer Service
Responsible Long-Range Planning
Revenue:
Expenditure:
Transfer In: Transfer Out:
29 CITY COUNCIL MEETING DATE: FEBRUARY 13, 2024
TITLE: 2021-2029 HOUSING ELEMENT UPDATE AND ZONING ORDINANCE AMENDMENTS.
PAGE: 2
BACKGROUND
On February 6, 2024, the City Council held a public hearing for the adoption of the most recent version of the 2021 -2029 Housing Element (Housing Element) and related zoning code amendments. The proposed changes are to address the latest comments provided by the California Department of Housing and Community Development (HCD ) and must be approved by the City in order to receive final certification by HCD that the Housing Element is in compliance with state law.
ISSUES/ANALYSIS
The City Council voiced seve ral concerns during the hearing related to the proposed zoning code amendments. The primary concern was a proposed change that would allow sites within the Mixed Use Overlay (MUO) to be developed 100 percent with residential units, which could reduce the a mount of existing or future commercial space in the City. The Council was also concerned with “by right” approval of these types of developments, and the waiving of development standards for projects that are unable to provide at least 16 units. Other ques tions were brought up by the Council regarding what the impacts would be of not adopting the Housing Element and/or zoning code amendments and possibly removing some of the MUO sites to help protect commercial properties. As a result of their concerns, the Council requested the Housing Element and related zoning code amendments be brought to a February 13, 2024 workshop discussion and back to the City Council on February 20, 2024 for review and action.
The following attachments are provided for reference for the workshop discussion.
Attachments:
1. Ordinance No. 2024-003
2. Housing Element Sites Inventory Maps
3. Housing Element Sites Inventory Matrix
4. Table B-1:Summary of RHNA and Sites Inventory from the Housing Element
5. 2021-2029 Housing Element (strike out and underline version) (see link below) https://www.cityofchino.org/591/Environmental-Documents
30 01225.0005/942388.1
ORDINANCE NO. 2024-003
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHINO, CALIFORNIA, AMENDING SECTION S 20.04.030,
20.09.090, AND 20.21.340 OF TH E CHINO MUNICIPAL CODE
REGARDING OVERLAY DISTRICT S FOR AFFORDABLE
HOUSING AND SENIOR HOUSING PROJECTS
The City Council of the City of Chino, California, does hereby ordain as follows:
Section 1. A new subsection ( D) is hereby added to Section 20.04.030 ( Use regulations) of the Chino Municipal Code and shall read as follows (additions in red):
D. Uses by right.
1. Notwithstanding the other provisions of this Section 20.04.030, and in accordance with Government Code Section 65583.2(c), as may be amended, a housing development project in which at least 20 percent of the units are affordable to lower -income households shall be a use by right on the following sites:
a. Nonvacant Sites. A nonvacant site that meets the following requirements:
i. The site is designated in the Sites Inventory of the 2021- 2029 Housing Element Update as accommodating a portion of the regional housing need for lower - income households;
ii. The site was included in the Sites Inventory in a Housing Element for a pr ior Housing Element planning period; and
iii. The site was not approved to develop a portion of the City’s hou sing need during the previous planning period when the site was in the Sites Inventory.
b. Vacant Site. A vacant site that meets the following requirements:
i. The site is designated in the Sites Inventory of the 2021- 2029 Housing Element Update as accommodating a portion of the regional housing need for lower - income households;
ii. The site was included in the Sites Inventory in a Housing El ement for two or more consecutive prior Housing Element planning periods; and
iii. The site was not approved to develop a portion of the City’s housing need during the previous planning periods when the site was in the Sites Inventory.
2. The projects described in subsection (1) shall not be required to obtain any discretionary permit, but shall be subject to the review pr ocedures in Section 20.09.090(K), except that neither the design review nor the site approval shall be considered a “project” for purposes of the California Environmental Quality Act.
31 Ordinance No. 2024-003
01225.0005/942388.1
3. For purposes of this subsection (d), the following terms have the following meanings:
a. “Affordable to lower-income households” means that:
i. The units shall only be rented or sold to lower -income households, as defined in Health and Safety Code Section 50079.5;
ii. Regardless of whether the applicant is seeking a density bonus, the applicant shall comply with the requirements in Government Code Section 65915(c)(1) for rental units and with the requirements in Government Code Section 65915(c)(2) for for-sale units.
b. “Housing development project” shal l have the meaning given in Government Code Section 65589.5(h)(2).
c. “Sites Inventory” means the inventory of sites in the City suitable for residential development that is included in the City’s Housing Element, as further described in Government Code Section 65583.2. The Sites Inventory in the City’s 2021- 2029 Housing Element Update is in Tables B-6 and B-7 of the Housing Element.
d. “Use by right” means that the project shall not require a conditional use permit, planned unit development permit, or othe r discretionary review or approval that would constitute a “project” for purposes of the California Environmental Quality Act.
However, any subdivision of the site shall be subject to all laws, including, but not limited to, the Subdivision Map Act and Title 16 of this code. Projects that are a use by right shall be subject to design review, but such design review shall not constitute a “project” for purposes of the California Environmental Quality Act.
Section 2. Section 20.09.090 (Overlay districts f or affordable housing) of the Chino Municipal Code is hereby revised to read as f ollows (additions in red ; deletions in bold strikethrough):
20.09.090 - Overlay districts for affordable housing.
A. Purpose and intent. The purpose of the overlay districts for affordable housing - the affordable housing overlay (AHO) district and the mixed use overlay (MUO) district - is to promote the development of affordable housing for low and very low-income households in specific areas identified in the general plan at densities of up to thirty dwelling units per acre if affordability requirements established in this section are met. More specifically, the AHO and MUO allow residential uses where they would not otherwise be allowed and provide for additional density in return for project s providing more affordable housing. The AHO is intended for standalone affordable housing projects, while the MUO provides for mixed use development with affordable housing either on upper floors or in separate buildings. This section also provides the residential development community two alternatives for construction of affordable housing within market-rate development and offers a streamlined process for adm inistrative review of qualifying projects with affordable housing using checklists and objective standards as required by state law.
B. Relation to base zoning. The AHO and MUO district regulations shall apply in the case of a conflict with the base zoni ng district regulations when a housing project is proposed.
However, when an applicant proposes only non-residential uses, then only the base zoning 32 Ordinance No. 2024-003
01225.0005/942388.1
district land use regulations and development standards apply. The AHO and MUO regulations and development standards only apply to proposed housing projects.
C. Permitted uses. Table 2 0.09-4 identifies residential land uses permitted in the AHO and MUO districts in addition to the uses that are permitted within the existing base zoning district.
TABLE 20.09-4: ADDITIONAL LAND USES PERMITTED IN AHO AND MUO DISTRICTS Uses
District
Additional Regulations AHO and
MUO
Residential Uses
Accessory
Dwelling Units P Section 20.11.020
Multiple-Family
Dwellings P
Senior Housing
Projects P Section 20.21.340 with additional density allowed for affordable housing under criteria established in this section Warehousing and Storage
Public Storage C - MUO
only Sections 20.21.210 and 20.09.090(E)(4)
D. Required density and increased density for affordable housing.
1. Minimum and maximum density.
a. Rental projects. The maximum density for residential development with rental units in the AHO and MUO districts shall be twenty -six units per adjusted gross acre unless a project qualifies for additional density by providing more affordable housing pursuant to subsection (2) below or qualifies for additional density under state law under subsection (3) below, or both. The minimum density shall be twenty-six units per adjusted gross acre.
b. For sale projects. The maximum density for residential development with for -sale units in the AHO and MUO districts shall be thirty units per adjusted gross acre provided that at least three percent of the units are available for purchase by moderate income households at an affordable purchase price. The minimum density shall be twenty-six units per adjusted gross acre. c. Minimum density. The minimum residential density in the AHO and MUO districts shall be twenty-six units per adjusted gross acre.
2. Additional density for affordable rental housing. An increase in the maximum density is allowed, as shown in Table 20.09 -5, for quali fying residential development with rental units if the percentage of low -income units meets or exceeds the percentages shown, provided that the maximum density shall not exceed thirty units per adjusted gross acre.
33 Ordinance No. 2024-003
01225.0005/942388.1
TABLE 20.09-5: ADDITIONAL DENSITY FOR QUALIFYING AFFORDABLE
RENTAL HOUSING PROJECTS IN AHO AND MUO DISTRICTS
Maximum Allowable Density
(Units per Adjusted Gross Acre)
26 27 28 29 30
Percent Affordable Units Required in Rental Projects:
Low Income Units 9 10 11 12 13
3. Additional density under state law. Applicants also may be eligible for a density bonus, incentives, and/or concessions under the state density bonus law, the Affordable Housing and High Road Jobs Act of 2022, and other applicable state laws.
E. Additional land use regulations for MUO district.
1. Types of mixed use allowed. Both horizontal and vertical mixed use development shall be allowed in the MUO district.
a. Horizontal mixed use development allows a range of uses adjacent to one another, either in separate buildings or parcels. Individual buildings may share project components, such as parking, serving, loading, and utility areas. b. Vertical mixed use allows for a mix of uses within a single building where non - residential uses occupy the ground floor and residential uses are on the upper levels. A vertical mixed use project may have surface parking, subterranean parking decks, and/or at grade and above grade parking decks.
2. Minimum amount of retail and service uses residential use required in a mixed- use project. In a mixed use project, at least ten fifty percent of the gross floor area shall be reserved for residential us e. and occupied by retail shops, eating and drinking establishments, retail banks, financial and business services, or businesses offering personal services. If the project is within or adjacent to a shopping center or regional retail complex, this requirement for on-site retail uses shall be reduced to five percent.
3. One hundred percent residential use allowed. Projects developed in an MUO district may be one hundred percent residential. No minimum percentage of non -residential uses is required.
34. Active and pedestrian-oriented frontages required. Along the primary building frontage, active ground floor uses are required in mixed use buildings with residential uses above commercial uses for at least sixty percent of street -facing spacing. These may include retail shops, eating and drinking establishments, retail banks, financial and business services, personal services, and offices for walk -in clientele, such as employment agencies, insurance offices, real estate offices, travel agencies, and offices f or elected officials. For residential only buildings along a primary building frontage, an active frontage with a pedestrian orientation can include windows and glass doors, stoops and steps, covered entries, and windows providing views into active space within the building, such as lobbies and gyms. The director of development services also may allow these active and pedestrian-oriented frontages to be provided along private streets, interior walkways, and around plazas and courtyards 34 Ordinance No. 2024-003
01225.0005/942388.1
within the interior of a mixed use project rather than on exterior frontages facing arterial streets.
45. Public storage facilities. In addition to the requirements of Section 20.21.210, public storage shall comply with the following standards:
a. Minimum site size. Public storage facilities are only allowed within mixed use development on sites with of five acres or more.
b. Setbacks. Public storage facilities shall be setback a minimum of fifty feet from front and street side property lines.
c. Maximum building height. If freestanding, the maximum building height for a public storage facility shall not exceed the building height of an adjacent residential only or mixed us building.
d. Maximum floor area. The maximum floor area for public storage facilities on a site shall not exceed twenty -five percent of the gross floor area for all residential and non-residential uses.
e. Exterior building materials. The exterior building materials, colors, and finishes of the public storage facility shall be the same as those used for residential and mixed use buildings on the project site to create a unified appearance. f. Building articulation. The building facades of public storage facilities that face streets or residential and mixed use buildings in a project shall include building projections or recesses, doorways or window trim, and other details that provide architectural articulation and visual interest.
g. On-site management. On- site, twenty -four-hour management shall be prov ided, and the planning commission may establish specific hours of operation as a condition of approval of a conditional use permit for a public storage facility.
F. Development standards for the AHO district. All residential development in the AHO distri ct shall comply with the development standards in Table 20.09-6 and the supplemental design standards following the table; and with the multiple- family residential design standards in Section 20.17.050 to the extent these are not superseded by the supplemental design standards following the table. If no housing is proposed, then non- residential development must comply only with the standards of the base zoning district w ith which the AHO district is combined and the commercial design standards in Section 20.17.070.
TABLE 20.09-6: DEVELOPMENT STANDARDS FOR RESIDENTIAL
DEVELOPMENT IN THE AHO DISTRICT
Feature Standard Additional Regulations
Site Requirements
Minimum Lot Area 10,000 sq. ft.
Minimum Lot Width 100 feet
Maximum Lot Coverage 65%
Maximum Floor Area Ratio (non-
residential space) 0.85 Note 1
Minimum Landscape Coverage 15% See Chapter 20.19
Refuse Storage and Recycling See Chapter 20.10.060
35 Ordinance No. 2024-003
01225.0005/942388.1
Building Form and Location
Maximum Building Height 40 feet Note 2
Minimum Setbacks:
Front 15 feet Notes 3, 4, and 5
Rear 10 feet; 15 feet if adjacent to a
Residential or Industrial district See also subsection (F)(1).
Interior Side 5 feet; 10 feet if adjacent to a
Residential district
Street Side 10 feet Chapter 20.18 and
Notes 3, 4, and 5
Minimum Building Separations 15 feet
Other Requirements
Off-street parking and loading
for non-residential uses See Chapter 20.18 (Parking)
Street curb cuts Note 6
Notes:
[1] Additional FAR is allowed up to 1.25 for projects with affordable rental units. The amount of additional FAR shall be calculated based on the increase in density allowed for qualifying projects meeting affordable housing criteria. For example, if a project receives a one unit per acre increase in density, then it receives a 0.125 increase in allowable FAR. [2] Additional height is allowed up to 45 feet for lots with at least 100 feet of primary street frontage to enable provision of sloped roofs and common open space for recreational facilities.
The upper story above 40 feet shall be setback back an additional seven feet from the interior property line if the project is adjacent to a residential zoning district. [3] The front setback may be reduced to 10 feet on the following streets: Riverside Drive and Central Avenue.
[4] A minimum 20-foot setback must be provided for garages and carports facing a street. [5] Open or covered porches may be constructed in the front and street side setbacks to encroach no closer than 12 feet to the front property line and 5 feet to the street side property line.
[6] New street curb cuts are not allowed on lots with alley access unless approved by the director of development services and the city engineer to accommodate affordable housing units.
1. Required side and rear yards for residential uses. In order to provide light and air for residential units and additional separati on for rooms that contain areas that require additional privacy considerations, the following minimum setbacks shall apply to any building wall containing windows and facing an interior side or rear yard. The required setbacks apply to that portion of the building wall containing and extending three feet on either side of any window.
a. For any wall containing living room or other primary room windows, a setback of at least fifteen feet shall be provided.
b. For any wall containing sleeping room windows, a setback of at least ten feet shall be provided.
36 Ordinance No. 2024-003
01225.0005/942388.1
c. For all other walls containing windows, a setback of at least five feet shal l be provided.
2. Required building wall on designated streets. Along Riverside Drive and Central Avenue south of Highway 60, building walls shall be constructed along or within ten feet of the front property line for a minimum of seventy percent of the primary street frontage and forty percent on secondary street frontages. This requirement may be waived by the director of development services upon finding that:
a. Ground-floor residential uses are proposed, a minimum fifteen -foot setback is proposed, and substantial landscaping will be located between the build- to and ground-floor residential units as a buffer;
b. Entry courtyards, plazas, entries, or outdoor eating areas are located between the build-to line and the building and buildings are constr ucted at the edge of the courtyard, plaza, or dining area;
c. The building incorporates an alternative entrance design that creates a welcoming entry facing the street.
3. Building entrances.
a. Principal building entries shall front upon the primary street or be in a visually - prominent location as determined by the director of development services. b. Building entries shall be accented with features such as moldings, lighting, overhangs, or awnings.
4. Building mass and scale.
a. To reduce upper-story building mass, floorplates for the third story and above shall not exceed eighty percent of the ground -floor floorplat e. The director of development services may waive this requirement upon finding the architectural articulation of exterior walls and a sloped roof modulates the visual mass of the top of the building and avoids the appearance of a box-like structure. b. Buildings that are more than one hundred fifty feet in length shall include a minimum two-foot vertical variation in height for at least fifty feet.
5. Pedestrian orientation and accessible pedestrian facilities on designated streets. a. Along Riverside Drive and Central Avenue south of Highway 60, all development on sites over two acres in size shall incorporate such features as plazas, interior walkways, canopies, arcades, paseos, ornamental gates, trellises, lighting, plant materials, seating, fount ains, or other similar features, as appropriate, to support and enhance pedestrian spaces.
b. Outdoor pedestrian space shall be landscaped and shall include appropriate street furniture to encourage pedestrian activity.
c. Clearly marked pedestrian c onnections shall be provided between parking areas and buildings.
d. All sidewalks, crosswalks, courts, plazas and residential buil dings shall be designed to be safe, accessi ble, and convenient for individuals of all abilities, whether travelling by foot , wheelchair, or other mobility aid, consistent with the city's adopted policy on accessible pedestrian facilities. 37 Ordinance No. 2024-003
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6. Parking.
a. Parking areas are prohibited between the building and primary street edge. On-site parking shall be in the rear half of the site or within a parking structure. b. Multi-story parking structures within twenty -five feet of a street frontage shall be lined with foundation landscaping at the ground floor.
c. Building siting and parking design shall maximize opportunities for shared parking, access entries, and driveways in order to minimize the number of curb cuts and thus limit possible conflict between pedestrians and automobiles. d. Whenever possible, vehicle access shall be provided from side streets and alleys to limit the number of driveways along arterial streets.
7. Landscaping.
a. Street trees shall be included along all street frontages wit h multi-family housing development. Trees s hall be selected from a list of city -approved trees and shall be approved by the director of development services prior to installation. b. Where pedestrian paths or walkways cross parking areas or driveways, the paths shall incorporate landscaping and decorative paving to define the pedestrian space.
G. Development standards for the MUO district . All residential -only buildings and mixed use development with residential units in the MUO district shall comply wi th the development standards in Table 20.09-7 and the supplemental design standards following the table, and with the multipl e-family residential design standards in Section 20.17.050 and the mixed use design standards in Section 20.17.060 to the extent these are not superseded by the supplemental design standards following the table. Non -residential development shall comply w ith the standards of the base zoning district with which the MUO district is combined and the commercial design standards in Section 20.17.070.
TABLE 20.09-7: DEVELOPMENT STANDARDS FOR RESIDENTIAL AND
MIXED USE DEVELOPMENT IN MUO DISTRICT
Feature Standard Additional
Regulations
Site Requirements
Minimum Lot Area 10,000 sq. ft.
Minimum Lot Width 100 feet
Maximum Lot Coverage 80%
Maximum Floor Area Ratio (non-
residential space) 1.0 Note 1
Minimum Landscape Coverage 15% See Chapter 20.19
Refuse Storage and Recycling See Chapter
20.10.060
Building Form and Location
Maximum Building Height 50 feet Note 2
Minimum Setbacks (ft.):
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Front 10 feet; 15 feet if ground floor is
residential Notes 3 and 5
Rear 10 feet; 15 feet adjacent to a
Residential District See also subsection
(G)(1).
Interior Side 0 feet; 10 feet adjacent to a
Residential district
Street Side 10 feet Notes 3, 4, and 5
Minimum Building Separations 15 feet
Other Requirements
Off-street parking and loading for
non-residential uses See Chapter 20.18
Street curb cuts Note 6
Notes:
[1] Additional FAR is allowed up to 1.25 in mixed use development with affordable rental units.
The amount of additional FAR shall be calculated based on the increase in density allowed for qualifying projects meeting affordable housing criteria. For example, if a project receives a one unit per acre increase in density, then it receives a 0.0625 increase in allowable FAR. [2] Additional height is allowed up to 55 feet for lots with 100 feet of street frontage to enable provision of sloped roofs and common open space for recreational facilities. The upper story above 40 feet shall be setback back an additional seven feet from the interior property line if the project is adjacent to a Residential zoning district.
[3] A minimum 15 feet of front and street side setback shall be provided along primary and secondary arterial streets. A reduced front setback may be allowed on the following streets:
Riverside, Central, and Euclid.
[4] A minimum 20-foot setback must be provided for garages and carports facing a street. [5] Open or covered porches may be constructed in the front and street side setbacks to encroach no closer
than 12 feet to the front property line and 5 feet to the street side property line. [6] New street curb cuts are not allowed on lots with alley access unless approved by the director of development services and the city engineer to accommodate for affordable housing units.
1. Required side and rear yards for residential uses. In order to provide light and air for residential units and addit ional separation for rooms that con tain areas that require additional privacy considerations, the following minimum setbacks shall apply to any building wall containing windows and facing an interior side or rear yard. The required setbacks apply to that p ortion of the building wall containing and extending three feet on either side of any window.
a. For any wall containing living room or other primary room windows, a setback of at least fifteen feet shall be provided.
b. For any wall containing sleeping room windows, a setback of at least ten feet shall be provided.
c. For all other walls containing windows, a setback of at least five feet shall be provided.
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2. Required building wall on designated streets. Along Riverside Drive and Central Avenue south of Highway 60, building walls s hall be constructed along or within ten feet of the front property line for a minimum of seventy percent of the primary str eet frontage and forty percent on secondary street frontages. This requirement may be waived by the director of development services upon finding that:
a. Ground-floor residential uses are proposed, a minimum fifteen -foot setback is proposed, and substan tial landscaping will be located between the build- to and ground-floor residential units as a buffer;
b. Entry courtyards, plazas, entries, or outdoor eating areas are located between the build-to line and the building and buildings are constructed at the edge of the courtyard, plaza, or dining area;
c. The building incorporated an alternative entrance design that creates a welcoming entry facing the street.
3. Required gr ound floor transparency for non- residential uses. Exterior walls for non - residential ground- floor uses facing and within twenty feet of a front or street side property line shall include windows, doors, or other openings for at least sixty percent of the building wall area between two feet and eight feet above the sidewalk. No wall shall run in a horizontal plane more than twenty-five feet without an opening. a. Openings fulfill ing this requirement shall have transparent glazing and provide views into dis play areas, sales areas, work area, lobbies or other active spaces, and window displays shall be at least three feet in depth. b. Parking garages are not required to meet these transparency requirements. c. Alternatives to the building transparency requirement may be approved by the director of development services for uses that have unique operational requirements making windows or doors infeasible or for street-facing building walls that exhibit architectural relief and detail with landscaping that cr eates visual interest at the pedestrian level.
4. Building entrances.
a. Principal building entries shall front upon the primary street. b. Building entries shall be accented with features such as moldings, lighting, overhangs, or awnings.
5. Building mass and scale.
a. To reduce upper -story building mass, floorplates for the fourth story shall not exceed eighty percent of the ground- floor floorplate. The director of development services may waive this requirement upon finding the architectural ar ticulation of exterior walls and a sloped roof modulates the visual mass of the to p of the building and avoids the appearance of a box-like structure. b. Buildings that are more than one hundred fifty feet in length shall include a minimum two-foot vertical variation in height for at least fifty feet. c. To maintain a human -scale at the street level where ground floor commercial space is provided, building storefront widths shall not exceed thirty feet without a recess or a break, which may be a building entry or a separate display window. d. Minimum gro und floor height for comme rcial uses, including retail shops, restaurants, and offices: fourteen feet.
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6. Pedestrian orientation and accessible pedestrian facilities on designated streets. a. Along Riverside Drive and Central Avenue south of Highway 60 , all development on sites over two acres in size shall incorporate features such as plazas, interior walkways, canopies, arcades, paseos, ornamental gates, tr ellises, lighting, plant materials, seating, fountains, or other similar features, as appropriate , to support and enhance pedestrian spaces.
b. Outdoor pedestrian space shall be landscaped and shall include appropriate street furniture to encourage pedestrian activity.
c. Clearly marked pedestr ian connections shall be provided between parking areas and buildings.
d. Encroachments into the public right -of-way are allowed for outdoor seating in conjunction with full -service restaurants and food retailer s, provided a minimum six-foot wide walkway and pedestrian clear zone is maintained, and the outdoor eating area is contiguous with interior eating space and does not encroach into the public right-of-way of an adjacent business. An encroachment permit issued by the city is required, and a fee may be charged.
e. All sidewalks, crosswalks, courts, pl azas, and residential buil dings shall be designed to be safe, accessible, and convenient for individuals of all abilities, whether travelling by foot, wheelchair, or other mobility aid, consistent with the city's adopted policy on accessible pedestrian facilities.
7. Parking.
a. Long-term parking and residents' guest parking areas are prohibited between the building and primary street edge. On-site parking shall be in the rear of buildings in the back half of the lot or development site. Short-term drop-off spaces, short-term parking for retail shops, and a limited number of parking spaces for guests of residents may be allowed with valet service in courtyards and at building entries with approval of the planning commission.
b. Multi-story parking stru ctures within twenty -five feet of a street frontage shall be buffered with foundation planting or lined with commercial, retail, or residential use at the ground floor.
c. Building siting and parking design shall maximize opportunities for shared parking , access entries and driveways in order to minimize the number of curb cuts and thus limit possible conflict between pedestrians and automobiles. d. Whenever possible, vehicle access shall be provided from side streets and alleys to limit the number of driveways along arterial streets.
8. Landscaping.
a. Street trees shall be included along all street frontages of mixed-use development.
Trees shall be selected from a list of city -approved trees and shall be approved by the director of development services prior to installation. b. Where pedestrian paths or walkways cross parking areas or driveways, the paths shall incorporate landscaping and decorative paving to define the pedestrian space.
H. Open spaces standards for residential projects. The open space requirements of the multiple-family residential design standards in Section 20.17.050 for private areas and 41 Ordinance No. 2024-003
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common areas shall apply to all proposed residential development and to residential units in mixed use development with the following modifi cations. Private areas shall consist of balconies, decks, patios, or fenced yards directly accessible from the residence. Common areas shall consist of landscaped areas, walks, patios, swimming pools, picnic and barbeque areas, playgrounds, children's play areas, playing courts, turf, rooftop areas, gym and fitness facilities, space for yoga, dance and instruction, or other such improvements as are appropriate t o enhance the outdoor living environment of the development and to provide recreational facilities for residents. Landscaped courtyard entries that are oriented towards the public street and create a welcoming entry feature are also considered common areas. All areas not improved with buildings, pa rking, vehicular accessways, trash enclosures, and sim ilar items or devoted to per imeter landscaping shall be developed as common areas with the types of attributes described above.
1. Minimum amount of outdoor living area (private or common open space). The minimum percentage of net lot area devoted to permanent open space is twenty percent, and the minimum area to be devoted to outdoor living area (private or common open space) shall be four hundred square feet per unit.
2. Minimum amount of private open space. The minimum amount of private open space shall be at least twenty -five percent of the amount of outdoor living area required. This space shall be provided on patios, decks or balconies shall be as follows:
a. Ground floor units: one hundred fi fty square feet patio with a minimum horizontal dimension of ten feet or seventy -two square foot deck with a minimum horizontal dimension of six feet; and
b. Upper level units: seventy-two square feet with a minimum horizontal dimension of six feet.
3. Minimum amount of common open space areas. A minimum of sixty-five percent of the required outdoor living area shall be provided as common open space with a minimum horizontal dimension of twenty feet. This common open space shall be a well - designed, coherent area that is an essential component of the projec t's design, not merely space left over after the building mass is placed. a. Landscape areas having minimum dimensions of less than twenty feet but at least five feet at any point which are contiguous with and an integral part of the common open space or are connected to the comm on open space by walkways, may be included in calculating the area of such space. Non- contiguous landscape areas proposed to be included shall not exceed twenty percent of the total area of common open space.
b. Up to one-half of covered patio areas designed to be commonly used by residents of a development may be included in calculation of common open space provided such area does not comprise more than twenty -five percent of the total common open space.
c. Up to fifteen percent of the required common open space area may be provided within a recreational building.
4. Usability. A surface shall be provided that allows convenient us e for outdoor living and/or recreation. Suc h surface may be any practicable combination of lawn, garden, flagstone, wood pl anking, concrete, or other serviceable, dust -free surfacing. The maximum slope shall not exceed ten percent.
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5. Accessibility.
a. Private open space. The space shall be acc essible to only one living unit by a doorway to a habitable room or hallway.
b. Common open space. The space shall be accessible to the living units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room.
6. Recreational facilities requirements. In high density mult i-family or mixed use development with a minimum of twenty -five dwelling units per gross adjusted acre, essential recreational facili ties, as prescribed below, may be proposed in lieu of the requirements of major and minor facilities in Section 20.17.050(C ) which require more land than may be available in a high density project. Thes e essential recreational facilities may include: 1) a gym or fitness room, 2) space for yoga, dan ce, or other instruction, 3) enclosed or outdoor space for playing courts or games, 4) children's play area, 5) picnic and barbeque area, or 6) children's daycare space. At least two hundred fifty square feet per unit shall be provided for these recreational facilities, and there shall be a minimum of two of these facilities in projec ts with ten to fifty units, three of these facilities in projects with fifty-one to one hundred units, and four or more of these facilities in projects with more than one hundr ed units. No essential recreational facilities are required in a small project, with less than ten dwelling units. The space allocated for recreational facilities shall count toward the requirement for common open space, and this space may be within buildings.
I. Minimum affordable housing requirement.
1. Requirement. Residential development projects in an AHO and an MUO district with ten or more dwelling units shall provide the following minimum numbers of aff ordable housing units:
a. Rental projects: nine percent of the total units affordable to low-income households at an affordable rent.
b. For-sale projects: three percent of the total units in a comm on interest development for moderate income households at an affordable sales price, provided that all of the units are offered to the public for purchase. c. Projects with bo th rental units and for sale units: The minimum numbers shall be calculated separately for each type of housing.
2. Calculations. All calculations of the number of affordable units required to be built on- site in a project that result in fractional units shall be rounded up to the next whole number.
3. Common owners and control . An applicant for development within an AHO or MUO district shall not avoid the requirements of this section by submitting piecemeal planning applications. At the time of the fir st application for residential development, the applicant shall identify all contiguous property under common ownership and control. The applicant shall not be required to construct housing on contiguous property but must include such property in a comprehensive affordable housing plan.
4. Income qualifications. Household income qualifications shall be those established by the California Department of Housing and Community Dev elopment each year for San Bernardino County, as adjusted for household size, pu rsuant to California Code of Regulations, Title 25, Section 6932, and Health and Safety Code Section 50093. 43 Ordinance No. 2024-003
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5. Location, size, desi gn, and distribution of affordable units. Affordable units shall have the same bedroom and bathroom count ratio as the mark et rate units in a project, be equally distributed within the project, and have the same type or quality of appliances, fixtures, and finishes. The affordable housing units shall be integrated with other housing units in the housing development with regard to siting and placement within buildings and shall not differ in exterior appearance from the other housing units. The location of the affordable housing units may or may not be on contiguous parcels within the site. In no event shall the affordable housi ng units be located in only one portion of the housing development or situated in one building of a multi-building development.
6. Timing of construction. All required affordable units shall be made available for occupancy prior to, or concurrently with, the market -rate units. The affordable units may be constructed in phases if the market -rate units are constructed in phases, provided that the percentage of affordable units developed in each phase shall be equivalent to or greater than the total percentage of affordable units to be developed as part of the residential development until such time that all the affordable units have been built.
J. Alternatives. In lieu of provi ding the affordable units in the housing development project required by Section 20.09.090.D. and I., the requirements of those subsections may be satisfied through one or more of the alternatives set forth below.
1. In-lieu fee.
a. For housing develop ment projects proposing up to twenty units, the developer may, by right, pay a fee in lieu of providing affordable units on site. b. For housing development projects proposing more than twenty units, the developer shall only be allowed to pay in- lieu fees if the planning commission makes a finding that providing affordable units on- site would result in an extreme financial hardship to the developer and make the proposed project financially infeasible. The developer shall submit a request to pay a fee in l ieu of providing affordable units on site as part of the project application. Such request shall include sufficient documentation and financial analysis to allow the planning commission to make the required findings. At the city's discretion, the city may contract with a third -party financial consultant to evaluate the documentation an d analysis submitted by the applicant and make a recommendation to the city regarding the issues of extreme financial hardship and f inancial infeasibility. The developer shall be required to reimburse the city for all costs related to hiring any such thir d-party consultant, which shall be in addition to any other required application fees. The demonstration of financial hardship and infeasibility may be based on, among other things, such factors as project size, site constraints, and/or excessively large a ffordability gaps, or upon a demonstration that in the absence of allowing for payment of in- lieu fees, the imposition of the affordable housing production requirements in this section would violate the California and/or United States Constitutions because it would be a regulatory taking of property without fair and just compensation.
c. In-lieu fees shall be paid as follows:
(i) The amount of the fee shall be calculated using the fee schedule established by resolution of the city council at the time the fee is paid. (ii) One-half of the in-lieu fee required by this subsection shal l be paid (or a letter of credit posted) prior to issuance of a building permit for all or any part of the 44 Ordinance No. 2024-003
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housing development project. The remainder of the fee shall be paid before a certificate of occupancy is issued for any unit in the housing development project. In a phased project, payment of fees also may be allowed in phases, corresponding to the number of units in each phase.
(iii) The fees collected shall be deposited in the overlay district affordable housing fund established by Section 20.09.090(M).
2. Land dedication. In lieu of providing affordable units on- site, a developer may request city council approval to dedicate land to the city or to a city -approved af fordable housing developer that the director of development services determines i s suitable for the construction of the required number of affordable units and is within one mile of the project site. To accept a land dedication in lieu of on- site affordabl e units, the city council must determine the fair market value of the dedicated l and is equivalent to or greater than the amount of in- lieu fees that would have been needed to satisfy the housing development project's affordable housing obligation and that the required number of units for very low -income residents will be built on this land based on a proposed conceptual site plan and proforma financial analysis demonstrating project feasibility with available funding.
a. The developer must submit evidenc e that the land proposed to be dedicated is under the developer's control, will be conveyed at no cost to the city or a city - approved affordable housing developer with experience building rental housing for very low -income households, is free of any liens, all property taxes and special taxes have been paid, does not contain any hazardous materials, has the appropriate general plan designation and zoning to allow construction of the required number of units, and has the necessary infrastructure and public improvements to support the required number of affordable units. Only sites within an AHO or MUO district that are within one mile of the project site can be considered for land dedication.
b. The developer must disclose whether any hazardous materials were previously contained on the site; and hazardous materials were previously remediated, the developer must provide evidence that the cleanup was performed in accordance with applicable law.
c. The land proposed for dedication cannot have been improved w ith any residential use for at least five years prior to the submission of a land dedication proposal. d. The affordable units to be constructed on the dedicated land shall be at least twenty percent of the total number of units in the project, and these units must be rental units affordable to very low income households.
3. Off-site construction. A market -rate developer may enter into an agreement with an affordable housing developer to construct, own, and operate affordable rental housing units required by Sections 20.09.090(D) and (I), provided:
a. The affordable housing developer is approved by the director of development services on the basis of recent relevant experience;
b. The affordable housing developer does not request any financial assistance from the city;
c. The affordable rental housing units shall be constructed prior to or concurrently with the market -rate development triggering the affordable housing requirement; and
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d. At least twenty percent of the total number of units to be built on the site shall be rental units affordable to very low-income residents.
K. Review procedures.
1. Preliminary review. A developer requesting additional density above twenty -six units per adjusted gross acre for a rental project under Section 20.09.090(D) shall submit an application for preliminary review, accompanied by the required application fee, for feedback prior to the submittal of any formal requests for approval of additional density.
The purpose of the preliminary review is to determine whether the proposed development is in substantial compliance with applicable planning regulations and to establish the basis and procedures for granting the additional density. The following information is required to be submitted for preliminary review in the form of a proposed affordable housing plan in addition to information requi red by the depar tment's preliminary review checklist:
a. Evidence that the project includes the qualifying percentages of affordable units set forth in Section 20.09.090(D) to justify the additional density requested; b. Calculations showing the maximu m base density and the density with the additional units;
c. Number and percentage of total units that are proposed to meet affordability criteria and the income level to which the units will be restricted; and d. A description of any proposed waivers or reductions of development standards or other zoning requirements, consistent with the provisions of Government Code Section 95915(k).
2. Site approval required. All residential development or mixed use development with residential units in an AHO or M UO district shal l require approval of a site approval application as outlined under Section 20.23.090. For residential development and mixed use development with residential units, design review by the planning commission shall be undertaken only to determ ine compliance with the city's objective design standards using the site approval process.
3. Additional findings for approval. The planning commission shall grant a site approval if it makes the findings required by Section 20.23.090 and the following additional findings:
a. The proposed development meets the affordability criteria for the requested density in accordance with the requirements of subsection (D) and (I); and b. The increased density would not have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon public health and safety or the physical environment or on any real property listed in the California Register of Historic Resources.
4. Conditions of approval. The planning commission has the authority to impose reasonable conditions that are related and proportionate to what is being requested by the applicant, as deemed necessary and appropriate to ensure that the provisions of the general plan, any applicable specific plan adopted by the city council, and this title are met, including requirements for needed off -site public improvements. The commission may require reasonable guarantees and evidence that such conditions are being, or will be, met.
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5. Special procedures for projects with at least 20 percent affordable units .
Notwithstanding any other provision of this section 20.09.090, owner -occupied and rental multifamily residential developments in either an AHO or MUO district that are located on a site that is incl uded in Appendix B (Candidate Sites Analysis) of t he city’s Sixth Cycle Housing Element (2021- 2029), meet the objective development standards and density requirements in this section, and in which at least 20 percent of the units are affordable to lower income households shall be a use by right. For purposes of this subsection (K)(5), “use by right” shall have the meaning given in Government Code section 65583.2(i), as may be amended. Developments that qualify under this subsection (K)(5) shall be subjec t to the review procedures in this subsection (K), except that neither the design review nor the site approval shall be considered a “project” for purposes of the California Environmental Quality Act.
L. Required affordable housing agreem ent for continued affordability. Prior to the issuance of a building permit for any residential development project with affordable housing units in an AHO or MUO district, the applicant shall enter into a written agreement with the city ensuring the conti nued affordability of the affordable dwelling units for a period of not less than seventy-five years or as long as the property is in residential use, whichever is greater, for rental units and forty -five years for for -sale units. The terms and conditions of the agreement shall be binding upon the successor in interest of the developer and shall be recorded in the main office of the San Bernardino County assessor -recorder-clerk. The agreement shall be executed by the city manager, be in a form acceptable to the city attorney, and include provisions for the following:
1. The number and proportion of housing units affordable to moderate- income, low - income, and very low -income households by type, their location, and the number of bedrooms in each one;
2. Standards for maxim um qualifying household incomes and maximum rents or sale prices;
3. Minimum home buyer payments and sources of funds for them;
4. The party responsible for certifying rents and sales prices of affordable housing units and reporting this information to the city;
5. The process that will be used to c ertify incomes of tenants or purchasers of the affordable housing units;
6. The manner in which vacancies will be marketed and filled, including the screening and qualifying of prospective renters and purchasers of the affordable units;
7. Deed restric tions on the affordable housing units binding on property upon sale or transfer and any subsequent sale or transfer;
8. Enforcement mechanisms to ensure that the affordable rental units are continuously occupied by eligible households and are not rented, leased, sublet, assigned, or otherwise transferred to non- eligible households, with reasonable allowances for inherited units and units initially occupied by very low -income individuals who incomes may increase to a low-income level;
9. Provisions allowing moderate income homebuyers to resell the unit at fair market value in return for the city receiving payment equal to the original affordability gap plus a defined share of the equity appreciation achiev ed on sale, which shall be deposited in the city's overlay district affordable housing fund and used within three years for any of 47 Ordinance No. 2024-003
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the purposes described in subdivision (e) of Section 33334.2 of the Health and Safety Code that promote homeownership; and
10. Project phasing, including the timing of completions, and rental or sale of the affordable housing units, in relation to the timing of the market-rate units.
M. Overlay district affordable housing fund. There is a separate fund of the city known as t he overlay district affordable housing fund, and all in -lieu fees or other funds collected under this section shall be deposited into the overlay district affordable housing fund. Additional funds from other sources also may be deposited in the overlay dis trict affordable housing fund.
1. Money deposited in the overlay district affordable housing fund may be used to pay for the direct costs associated with administration and enforcement of the affordable housing program established for the AHO and MUO districts.
2. After payment of expenses, at least seventy percent of the remaining money shall be expended to provide housing affordable to low income and very low -income housing holds; the remaining money may be expended to provide housing affordable to moderate-income households.
3. The fund shall be administered by the director of development services.
4. A developer receiving funding from the fund shall implement a local preference in their resident selection criteria.
Section 3. Section 20.21.340 (Senior housing projects) of the Chino Municipal Code is hereby revised to read as follows (additions in red; deletions in bold strikethrough):
20.21.340 - Senior housing projects.
A. Consistency with California Civil Code . Senior housing projects shall be limited to occupancy consistent with section 51.3 of the California Civil Code.
B. Development standards . Except as provided in subsection C, senior Senior housing projects shall be developed in accordance with the development standards and guidelines applicable to the RD 20 zoning district.
C. Projects in the Affordable Housing Overlay or Mixed Use Overlay . Senior housing projects in the Affordable Housing Overlay or the Mixed Use Overlay shall be subject to the density requirements and development standards of the overlay in which the project is located, which are found in Section 20.09.090.
Section 4. Severability. I f any section, subsection, sentence, clause, phrase , or portion of this Ordinance, or the application thereof to any person or circ umstances, is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such invalidity or unconstitutionality shall not affect any other provision or appl ication, and to t his end the provisions of this ordinance are declared to be severable. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, part or portion thereof, i rrespective of t he fac t that any one or more sections, subsecti ons, sentences, clauses, phrases, parts or portions thereof be declared invalid or unconstitutional.
Section 5. E nvironmental Review. On April 18, 2023, the City adopted an Addendum to the 6 th Cycle Housing Element Update (2021- 2029) Project Negative Declaration (ND) pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines for the adoption of the Section 20.09.090 of the Chino Municipal Code. The Addendum determined 48 Ordinance No. 2024-003
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that the project was within the scope of the ND, which adequately described the activity for the purposes of CEQA, and included findings supported by substantial evidence that there was no potential for a significant effect on the environment attributable to the adoption of the Section
20.09.090. The revisions in this ordinance fall within the project described in the Addendum and the ND and therefore no further CEQA review is required.
Section 6. Effective Date. This Ordinance shall be in ful l force a nd effect thirty (30) days after its second reading and adoption.
Section 7. Ce rtification. The Cit y Cl erk of the City of Chino shall cert ify to the passage and adoption of this Ordinance and shall cause the same to be published in the Chino Champion, a newspaper of general circulation, within said City in accordance with the provisions of the Government Code.
ADOPTED THIS 20TH DAY OF FEBRUARY 2024.
By:
EUNICE M. ULLOA, MAYOR
ATTEST:
By:
NATALIE GONZAGA, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) §
CITY OF CHINO )
I, Natalie Gonzaga , City C lerk of t he C ity of Chino do hereby certify that the foregoing Ordinance of the City of Chino was duly adopted by said City Council at a regular meeting held on the 20
th day of February 2024 by the following vote:
AYES: COUNCILMEMBERS:
NOES: C OUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
By:
NATALIE GONZAGA, CITY CLERK
49 JEFFERSON
VERNON
CENTRAL
TELEPHONE
WB 60
HANCOCK
LIBERTY
CARLISLE
TELEPHONE
PHILADELPHIA
M
ONTE VISTA
CENTRAL
BENSON
17TH
BENSON
PHILLIPS
WALNUT
CENTRAL
EB 60
FRANCIS
PHILADELPHIA
WB 60 OFF
EB 60 ON
125
124
101
184
126
123
102
185
103
140
139
172
104
183
105
128
106
127
138
119
182
115
118
117
190 191
140
116
LEGEND
City Boundary
Mixed Use Overlay
Affordable Housing Overlay
The Preserve
Rancho Miramonte
±
0 0.25 0.50.125 Miles
50 RIVERSIDE
D
NORTON
EDISON
CHINO
PRECIADO
RUSSELL
6TH
3RD TELEPHONE
7TH
5TH
C
B
WASHINGTON
REDWOOD
PIPELINE
NORTON
4TH
3RD
HEATHER
9TH
CENTRAL
WALNUT
2ND
3RD
4TH 11TH
10TH
LINCOLN
SCHAEFER
SANTA ANA
CENTRAL
W
RIGHT
G
F
EDISON
RAM
ONA
YORBA
M
ONTE VISTA
112
176
119
182
115
118
117
189
116
141
145142
109
144
111
175
121
111
143
146
110
177
179
178
131
180
181
LEGEND
City Boundary
Mixed Use Overlay
Affordable Housing Overlay
The Preserve
Rancho Miramonte
±
0 0.3 0.60.15 Miles
51 GUARDIAN
CARISSA
OAKS
M
AGNOLIA
VERDUGO
JALEPENO
C
CHINO
WALNUT
GARFIELD
ROSS
JEFFERSON
GRANT
SERENE
TRONKEEL
B
D
M
OUNTAIN
PARK
17TH
16TH
17TH
14TH
13TH
12TH
11TH
16TH
VICENTE
JOAQUIN
12TH
RIVERSIDE
18TH
19TH
BENSON
122
129
107
120
186
188187 108
130
113114
LEGEND
City Boundary
Mixed Use Overlay
Affordable Housing Overlay
The Preserve
Rancho Miramonte
±
0 0.2 0.40.1 Miles
52 PIPELINE
YELLOWSTONE
EUCALYPTUS
YORBA
CHINO HILLS
EDISON
RAM
ONA
M
ONTE VISTA
EUCALYPTUS
NORTON
RAM
ONA
EDISON
BOULDER
GRAND
SB 71
GRAND
NB 71
CORPORATE CENTER
NB 71 ON
174
175
175
135133
136173
134
137
132
LEGEND
City Boundary
Mixed Use Overlay
Affordable Housing Overlay
The Preserve
Rancho Miramonte
±
0 0.2 0.40.1 Miles
53 ROSEMARY
EGRET
GLORIA
M
ELON
CHINO
W
REN
MARGARET
RIVERSIDE
FERN
FERN
EUCLID
EUCLID
162
153
158
154
163
159
160
155
156
152
151
150
149
148
165
157
161
164
LEGEND
City Boundary
Mixed Use Overlay
Affordable Housing Overlay
The Preserve
Rancho Miramonte
±
0 0.1 0.20.05 Miles
54 SCHAEFER
SAN ANTONIO
EUCALYPTUS
MERRILL
EDISON
RANCHO DEL CHINO
M
OUNTAIN
AVILA
AM
STERDAM
MADERA
CLEMSON
FERN
EUCALYPTUS
CYPRESS
FERN
VANDERBILT
YOUNGSTOWN
EUCLID
EUCLID
147
168
169170
167
166
171
171
LEGEND
City Boundary
Mixed Use Overlay
Affordable Housing Overlay
The Preserve
Rancho Miramonte
±
0 0.25 0.50.125 Miles
55 FOREST PARK
M
AIN
CHINO CORONA
WEST PRESERVE
RINCON M
EADOW
S
EAST PRESERVE
BICKMORE
M
ILL CREEK
W
EST PRESERVE
KIMBALLKIMBALL
PINE
CUCAM
ONGA
M
AYHEW
MCCARTY
CHINO CORONA
JOHNSON
JOHNSON
198
210
212
216
212
220 221 222
217 218
219
218
202
218
206205200
203
192
207204
199
201
211
209
197
196
193
194
208
195
214
213 215
LEGEND
City Boundary
Mixed Use Overlay
Affordable Housing Overlay
The Preserve
Rancho Miramonte
±
0 0.35 0.70.175 Miles
56 Unique ID APN Address
Buildable
(Net)
Acreage
GPLU Zoning Overlay
Zone Specific Plan Areas Assumed
Density
Existing
Units
Net
Capacity LowVL Mod Above Vacancy 5th Cycle
101 101403103 11488 CENTRAL AVE 1.84 GC CG AFF-OV Central Avenue Specific Plan 25 0 46 46 0 0 No 102 101462151 11900 BLOCK CENTRAL AVE 2.21 GC CG MU-OV Central Avenue Specific Plan 25 0 44 44 0 0 VACANT No 103 101507108 5501 PHILADELPHIA ST 4.64 RC CR MU-OV Central Avenue Specific Plan 25 0 92 92 0 0 No 104 101465201 11700 BLOCK CENTRAL AVE 1.28 GC CG AFF-OV Central Avenue Specific Plan 25 0 32 32 0 0 VACANT No 105 101439302 11700 BLOCK CENTRAL AVE 1.44 GC CG AFF-OV Central Avenue Specific Plan 25 0 36 36 0 0 VACANT No 106 101403132 11436 CENTRAL AVE 0.69 GC CG AFF-OV Central Avenue Specific Plan 25 0 17 17 0 0 No 107 101551127 6210 RIVERSIDE DR 8.35 RD 4.5 RD4.5 AFF-OV 25 0 208 208 0 0 Yes 108 101551103 6132 RIVERSIDE DR 2.30 GC CG AFF-OV 25 1 56 56 0 0 VACANT No 109 102103122 13700 BLOCK CENTRAL AVE 1.00 OC CO AFF-OV Central Avenue Specific Plan 25 0 25 25 0 0 VACANT No 110 102103116 5319 SCHAEFER AVE 1.45 SC CS AFF-OV 25 0 36 36 0 0 No 111 102103126 13779 CENTRAL AVE 0.97 OC CO AFF-OV 25 1 23 23 0 0 No 112 101910105 4117 RIVERSIDE DR 7.19 NC CN MU-OV 25 1 142 142 0 0 No 113 102011101 6033 RIVERSIDE DR 4.02 GC CG AFF-OV 25 1 99 99 0 0 No 114 102010146 5993 RIVERSIDE DR 1.25 GC CG AFF-OV 25 1 30 30 0 0 No 115 101529202 12404 CENTRAL AVE 3.40 GC CG MU-OV Central Avenue Specific Plan 25 0 68 68 0 0 No 116 101529206 12454 CENTRAL AVE 1.56 GC CG MU-OV Central Avenue Specific Plan 25 0 31 31 0 0 No 117 101537102 12516 CENTRAL AVE 3.00 GC CG MU-OV Central Avenue Specific Plan 25 0 60 60 0 0 No 118 101537103 12526 CENTRAL AVE 1.41 GC CG MU-OV Central Avenue Specific Plan 25 0 28 28 0 0 No 119 101537105 12550 CENTRAL AVE 1.93 GC CG MU-OV Central Avenue Specific Plan 25 0 38 38 0 0 No 120 101555301 5832 RIVERSIDE DR 2.77 GC CG MU-OV 25 0 55 55 0 0 No 121 102045112 13300 BLOCK CENTRAL AVE 2.41 SC CS MU-OV Central Avenue Specific Plan 25 0 48 48 0 0 No 122 101557211 5559 PARK PL 2.36 RD 12 RD12 AFF-OV 25 0 58 58 0 0 No 123 101462150 11980 CENTRAL AVE 2.08 GC CG MU-OV Central Avenue Specific Plan 25 0 41 41 0 0 No 124 101437138 11740 CENTRAL AVE 1.46 GC CG AFF-OV Central Avenue Specific Plan 25 0 36 36 0 0 No 125 101437137 11712 CENTRAL AVE 0.74 GC CG AFF-OV Central Avenue Specific Plan 25 0 18 18 0 0 No 126 101438102 11769 CENTRAL AVE 1.40 GC CG AFF-OV Central Avenue Specific Plan 25 1 34 34 0 0 No 127 101438103 11761 CENTRAL AVE 1.40 GC CG AFF-OV Central Avenue Specific Plan 25 0 35 35 0 0 VACANT No 128 101438101 11791 CENTRAL AVE 1.82 GC CG AFF-OV Central Avenue Specific Plan 25 0 45 45 0 0 No 129 101551129 6180 RIVERSIDE DR 1.10 GC CG AFF-OV 25 0 27 27 0 0 No 130 101551128 6160 RIVERSIDE DR 1.17 GC CG AFF-OV 25 0 29 29 0 0 No 131 102004425 13001 CENTRAL AVE 0.58 GC CG AFF-OV Central Avenue Specific Plan 25 0 14 14 0 0 No 132 102519106 4500 BLOCK CHINO HILLS
PKWY 5.52 OC C/O AFF-OV Eucalyptus Business Park Specific Plan 25 0 138 138 0 0 VACANT No
133 102548201 4700 BLOCK CHINO HILLS
PKWY 0.47 OC C/O AFF-OV Eucalyptus Business Park Specific Plan 25 0 11 11 0 0 VACANT No
134 102515108 4700 BLOCK CHINO HILLS
PKWY 2.44 OC C/O AFF-OV Eucalyptus Business Park Specific Plan 25 0 61 61 0 0 VACANT No
135 102549101 4700 BLOCK CHINO HILLS
PKWY 0.37 OC C/O AFF-OV Eucalyptus Business Park Specific Plan 25 0 9 9 0 0 VACANT No
136 102520106 14700 BLOCK RAMONA AVE 3.90 GC C MU-OV Eucalyptus Business Park Specific Plan 25 0 78 78 0 0 VACANT No
137 102519107 4500 BLOCK CHINO HILLS
PKWY 8.40 GC C MU-OV Eucalyptus Business Park Specific
Plan 25 0 168 168 0 0 VACANT No
57 Unique ID APN Address
Buildable
(Net)
Acreage
GPLU Zoning Overlay
Zone Specific Plan Areas Assumed
Density
Existing
Units
Net
Capacity LowVL Mod Above Vacancy 5th Cycle
138 101465101 11817 CENTRAL AVE 1.17 GC CG AFF-OV Central Avenue Specific Plan 25 1 28 28 0 0 No 139 101506107 5459 PHILADELPHIA AVE 9.05 RC CR MU-OV Central Avenue Specific Plan 25 1 180 180 0 0 No 140 101506108 5463 PHILADELPHIA ST 8.12 RC CR MU-OV Central Avenue Specific Plan 25 1 161 161 0 0 No 141 102033111 5300 BLOCK G ST 0.57 SC CS MU-OV Central Avenue Specific Plan 25 1 10 10 0 0 VACANT No 142 102033112 13399 CENTRAL AVE 1.14 SC CS MU-OV Central Avenue Specific Plan 25 1 21 21 0 0 No 143 102033113 13339 CENTRAL AVE 2.02 SC CS MU-OV Central Avenue Specific Plan 25 1 39 39 0 0 No 144 102033114 13309 CENTRAL AVE 2.56 SC CS MU-OV Central Avenue Specific Plan 25 1 50 50 0 0 No 145 102033116 5300 BLOCK CHINO AVE 0.76 LI CS MU-OV Central Avenue Specific Plan 25 3 12 12 0 0 No 146 102103117 5345 SCHAEFER AVE 1.13 SC GI AFF-OV 25 1 27 27 0 0 No 147 102606105 14700 BLOCK EUCLID AVE 10.00 UR OS-1 AFF-OV 25 0 250 250 0 0 VACANT No 148 105205106 7041 RIVERSIDE DR 0.99 GC GC MU-OV East Chino Specific Plan 25 1 18 18 0 0 VACANT No 149 105205107 7049 RIVERSIDE DR 0.96 GC GC MU-OV East Chino Specific Plan 25 1 18 18 0 0 No 150 105205108 6900 BLOCK RIVERSIDE AVE 0.48 GC GC MU-OV East Chino Specific Plan 25 1 8 8 0 0 VACANT No 151 105205109 7063 RIVERSIDE DR 0.72 GC GC MU-OV East Chino Specific Plan 25 1 13 13 0 0 VACANT No 152 105205110 7075 RIVERSIDE DR 0.17 GC GC MU-OV East Chino Specific Plan 25 1 2 2 0 0 VACANT No 153 105205112 12956 EUCLID AVE 0.72 GC GC MU-OV East Chino Specific Plan 25 1 13 13 0 0 VACANT No 154 105205113 12962 EUCLID AVE 0.93 GC GC MU-OV East Chino Specific Plan 25 1 17 17 0 0 VACANT No 155 105205114 12976 EUCLID AVE 0.90 GC GC MU-OV East Chino Specific Plan 25 1 16 16 0 0 No 156 105205115 12986 EUCLID AVE 1.43 GC GC MU-OV East Chino Specific Plan 25 1 27 27 0 0 No 157 105205116 13012 EUCLID AVE 1.80 GC GC MU-OV East Chino Specific Plan 25 1 34 34 0 0 VACANT No 158 105205117 13024 EUCLID AVE 1.20 GC GC MU-OV East Chino Specific Plan 25 1 22 22 0 0 No 159 105205118 13046 EUCLID AVE 0.50 GC GC MU-OV East Chino Specific Plan 25 1 9 9 0 0 No 160 105205120 12900 BLOCK EUCLID AVE 1.40 GC GC MU-OV East Chino Specific Plan 25 1 26 26 0 0 VACANT No 161 105205121 13078 EUCLID AVE 0.50 RD 20 RD20 AFF-OV East Chino Specific Plan 25 1 11 11 0 0 Yes 162 105205122 12900 BLOCK EUCLID AVE 0.50 RD 20 RD20 AFF-OV East Chino Specific Plan 25 1 11 11 0 0 VACANT Yes 163 105205123 13102 EUCLID AVE 1.00 RD 20 RD20 AFF-OV East Chino Specific Plan 25 1 24 24 0 0 Yes 164 105205124 13134 EUCLID AVE 4.60 RD 20 RD20 AFF-OV East Chino Specific Plan 25 1 113 113 0 0 Yes 165 105205125 13062 EUCLID AVE 0.50 GC GC MU-OV East Chino Specific Plan 25 1 9 9 0 0 No 166 105258103 13500 BLOCK EUCLID AVE 15.12 GC GC MU-OV East Chino Specifc Plan 25 1 301 301 0 0 VACANT No 167 105258104 13500 BLOCK EUCLID AVE 4.66 GC GC MU-OV East Chino Specific Plan 25 1 92 92 0 0 VACANT No 168 105325102 6622 EDISON AVE 2.92 RD 4.5 RD4.5 AFF-OV East Chino Specifc Plan 25 1 72 72 0 0 Yes 169 105325103 6566 EDISON AVE 2.12 RD 4.5 RD4.5 AFF-OV East Chino Specific Plan 25 1 52 52 0 0 Yes 170 105325104 6522 EDISON AVE 1.08 RD 4.5 RD4.5 AFF-OV East Chino Specifc Plan 25 1 26 26 0 0 Yes 171 105327109 6950 EDISON AVE 3.94 OC OC AFF-OV East Chino Specific Plan 25 1 97 97 0 0 No 172 101403101 11436 CENTRAL AVE 1.34 GC CG AFF-OV Central Avenue Specific Plan 25 1 32 32 0 0 No 173 102521129 4300 BLOCK CORPORATE
CENTER DR 4.12 OC AM AFF-OV Eucalyptus Business Park Specific Plan 25 0 103 103 0 0 VACANT No
174 102513206 14659 RAMONA AVE 8.73 GC C MU-OV Eucalyptus Business Park Specific Plan 25 0 109 109 0 0 No
175 102257109 4093 GRAND AVE 8.07 RC RM MU-OV Majestic Spectrum Specific Plan 25 0 100 100 0 0 No 176 101945117 13375 RAMONA AVE 4.61 LI M1 AFF-OV 25 0 115 115 0 0 No 177 101951105 13555 RAMONA AVE 4.39 LI M1 AFF-OV 25 0 109 109 0 0 No 178 102029427 5088 CHINO AVE 0.44 RD 8 RD8 AFF-OV 25 0 11 11 0 0 No 58 Unique ID APN Address
Buildable
(Net)
Acreage
GPLU Zoning Overlay
Zone Specific Plan Areas Assumed
Density
Existing
Units
Net
Capacity LowVL Mod Above Vacancy 5th Cycle
179 102029410 13100 BLOCK 5TH ST 0.15 RD 8 RD8 AFF-OV 25 0 3 3 0 0 No 180 102029411 13100 BLOCK 5TH ST 0.15 RD 8 RD8 AFF-OV 25 0 3 3 0 0 No 181 102029412 13286 5TH ST 0.14 RD 8 RD8 AFF-OV 25 0 3 3 0 0 No 182 101530116 12356 CENTRAL AVE 2.00 GC CG MU-OV Central Avenue Specific Plan 25 1 38 38 0 0 No 183 101460119 5402 PHILADELPHIA ST 6.09 RC CR MU-OV Central Avenue Specific Plan 25 1 120 120 0 0 No 184 101460120 5440 PHILADELPHIA ST 3.10 RC CR MU-OV Central Avenue Specific Plan 25 1 61 61 0 0 No 185 101459116 5536 PHILADELPHIA ST 3.41 RC CR MU-OV Central Avenue Specific Plan 25 1 67 67 0 0 No 186 101557827 5650 RIVERSIDE DR 0.39 GC CG MU-OV 25 1 6 6 0 0 No 187 101557828 5664 RIVERSIDE DR 0.42 GC CG MU-OV 25 1 7 7 0 0 No 188 101557829 5684 RIVERSIDE DR 0.25 GC CG MU-OV 25 1 3 3 0 0 No 189 101562221 5130 RIVERSIDE DR 0.90 OC CO AFF-OV 25 2 20 20 0 0 No 190 101504107 12266 CENTRAL AVE 1.80 GC CG MU-OV Central Avenue Specific Plan 25 1 35 35 0 0 No 191 101504106 12206 CENTRAL AVE 0.59 GC CG MU-OV Central Avenue Specific Plan 25 1 10 10 0 0 No 192 105701101 7300 BLOCK PINE AVE 1.64 HDR 30 HDR 30 The Preserve Specific Plan 30 0 34 8 0 26 No 193 105718103 7900 BLOCK PINE AVE 10.22 HDR 30 HDR 30 The Preserve Specific Plan 30 0 215 0 0 215 No 194 105702101 16100 BLOCK MAYHEW AVE 8.83 HDR 16 HDR 16 The Preserve Specific Plan 16 0 99 0 99 0 No 195 105703101 7416 PINE AVE 1.63 HDR 16 HDR 16 The Preserve Specific Plan 16 0 18 0 18 0 No 196 105703103 7360 PINE AVE 6.23 HDR 16 HDR 16 The Preserve Specific Plan 16 0 70 0 70 0 No 197 105703102 7300 BLOCK PINE AVE 4.65 HDR 16 HDR 16 The Preserve Specific Plan 16 0 52 0 52 0 No 198 105718106 8363 PINE AVE 26.47 HDR 16 HDR 16 The Preserve Specific Plan 16 0 296 0 296 0 No 199 105718102 7900 BLOCK PINE AVE 3.35 HDR 16 HDR 16 The Preserve Specific Plan 16 0 37 0 37 0 No 200 105712101 8100 BLOCK BICKMORE AVE 8.16 HDR 20 HDR 16 The Preserve Specific Plan 21 0 120 0 120 0 No 201 105713102 8100 BLOCK PINE AVE 6.07 HDR 20 HDR 20 The Preserve Specific Plan 21 0 89 0 89 0 No 202 105715102 8300 BLOCK PINE AVE 8.16 HDR 20 HDR 20 The Preserve Specific Plan 21 0 120 0 120 0 No 203 105714101 8300 BLOCK PINE AVE 2.54 HDR 20 HDR 20 The Preserve Specific Plan 21 0 37 0 37 0 No 204 105713101 8100 BLOCK PINE AVE 5.45 CC 30 CC 30 The Preserve Specific Plan 30 0 63 16 0 47 No 205 105712102 8100 BLOCK BICKMORE AVE 8.89 CC 30 CC 30 The Preserve Specific Plan 30 0 103 26 0 77 No 206 105715101 8300 BLOCK BICKMORE AVE 8.89 CC 30 CC 30 The Preserve Specific Plan 30 0 103 26 0 77 No 207 105714102 8286 PINE AVE 3.89 CC 30 CC 30 The Preserve Specific Plan 30 0 45 11 0 34 No 208 105728112 7911 PINE AVE 2.16 NC NC The Preserve Specific Plan #N/A 0 15 0 0 15 No 209 105728114 7945 PINE AVE 17.79 MDR MDR The Preserve Specific Plan 10 0 124 0 0 124 No 210 105718120 8300 BLOCK CHINO CORONA
RD 19.19 MDR MDR The Preserve Specific Plan 10 0 134 0 0 134 No 211 105718101 8005 PINE AVE 26.44 MDR MDR The Preserve Specific Plan 10 1 185 0 0 185 No 212 105718119 8340 CHINO CORONA RD 23.43 MDR MDR The Preserve Specific Plan 10 0 164 0 0 164 No 213 105718122 7900 BLOCK CHINO CORONA
RD 53.64 LDR LDR The Preserve Specific Plan 6 0 206 0 0 206 No 214 105718136 8700 BLOCK LEGACY PARK ST 11.18 LDR LDR The Preserve Specific Plan 6 0 43 0 0 43 No 215 105718121 7900 BLOCK CHINO CORONA
RD 70.01 LDR LDR The Preserve Specific Plan 6 0 269 0 0 269 No 216 105718135 8300 BLOCK PINE AVE 50.00 CC 16 CC 16 The Preserve Specific Plan 16 1 308 0 0 308 No 217 105721202 17089 CUCAMONGA AVE 21.50 MDR MDR The Preserve Specific Plan/Rancho Miramonte 10 0 199 0 0 199 No
59 Unique ID APN Address
Buildable
(Net)
Acreage
GPLU Zoning Overlay
Zone Specific Plan Areas Assumed
Density
Existing
Units
Net
Capacity LowVL Mod Above Vacancy 5th Cycle
218 105721225 17100 BLOCK CUCAMONGA
AVE 11.21 MDR MDR The Preserve Specific Plan/Rancho
Miramonte 10 0 104 0 0 104 No
219 105721201 17100 BLOCK CUCAMONGA
AVE 52.51 LDR LDR The Preserve Specific Plan/Rancho
Miramonte 6 0 311 0 0 311 No
220 105721105 7945 CHINO CORONA RD 15.42 LDR LDR The Preserve Specific Plan/Rancho Miramonte 6 0 91 0 0 91 No
221 105721103 8115 CHINO CORONA RD 6.37 LDR LDR The Preserve Specific Plan/Rancho Miramonte 6 0 38 0 0 38 No
222 105721104 8121 CHINO CORONA RD 13.40 LDR LDR The Preserve Specific Plan/Rancho Miramonte 6 0 79 0 0 79 No
60 CITY OF CHINO
6th Cycle Housing Element Update
(2021-2029)
Appendix B: Candidate Sites Analysis Page B-3
Table B-1: Summary of RHNA and Sites Inventory
Extremely
Low/ Very
Low Income*
Low
Income
Moderate
Income
Above
Moderate
Income
Total
2021-2029 RHNA Allocation 2,113 1,284 1,203 2,378 6,978 RHNA Credit (Units Built) -- -- -- -- --
Adequate Sites Preservation -- -- -- -- --
Total RHNA Obligations 2,113 1,284 1,203 2,378 6,978
Sites Available
The Preserve Specific Plan 86 938 1,925 2,949
Rancho Miramonte Specific Plan -- 303 520 823
Total Potential Capacity Based on
Existing GP and Zoning 86 1,241 2,445 3,772
Project ADU Construction
Accessory Dwelling Unit Production 92 56 12 160
Mixed Use Overlay (MU-OV) 2,547 -- -- 2,547
Affordable Housing Overlay (AFF-OV) 2,233 -- -- 2,233
Site Inventory Total
Total Units Available 4,958 1,297 2,457 8,712
Total Capacity Over/Under RHNA
Categories 146% 108% 103% 125%
*Extremely Low Income is assumed to be 50% of the City’s very low income RHNA need.
61