Agenda packet — Chino City Council, September 15, 2026 (part 4 of 8)

subject to uniformly applicable development policies and mitigation measures identified in the 2045 General Plan Update EIR, which would reduce potential impacts to less than significant levels. Accordingly, pursuant to CEQA Guidelines Section 15183, no additional environmental review is required.

Section 3. Severability
If any section, subsection, sentence, clause or portion of this Ordinance, or the application thereof to any person or circumstances, is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such invalidity or unconstitutionality shall not affect any other p rovision or application, and to this 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, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, parts or portions thereof be declared invalid or unconstitutional.

Section 4. This Ordinance shall be in full force and effect thirty (30) days after it s second reading and adoption.

Section 5. Certification. The City Clerk of the City of Chino shall certify 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.

PASSED, APPROVED AND ADOPTED THIS _____ DAY OF JULY 2026.

By:

EUNICE M. ULLOA, MAYOR

ATTEST:

By:

NATALIE GONZAGA, CITY CLERK

18621594
RESOLUTION NO. PC2026-XXX

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STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) §

CITY OF CHINO )

I, Natalie Gonzaga, City Clerk of the City of Chino, do hereby certify that the foregoing Ordinance was duly adopted by said City Council at a regular meeting held on the _____ day of July 2026 by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

By:

NATALIE GONZAGA, CITY CLERK

18722595
RESOLUTION NO. PC2026-013

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CHINO, CALIFORNIA , APPROVING PL26-0120 ( SITE APPROVAL ) AND PL26-0121 ( TENTATIVE TRACT MAP NO. 20845) TO
SUBDIVIDE 12.42 ADJUSTED GROSS ACRES FOR THE
DEVELOPMENT OF 55 SINGLE-FAMILY RESIDENTIAL HOMES AT A
DENSITY OF 4.44 DWELLING UNITS PER ACRE WITHIN THE RD 4.5 RESIDENTIAL (4.5 DWELLING UNITS/ACRE) LAND USE

DESIGNATION OF THE EAST CHINO SPECIFIC PLAN, , LOCATED
AT 13918 CYPRESS AVENUE (APNS: 1021-241-02, -03, AND 1021- 251-01).

WHEREAS, PLC Communities, LLC (the “Applicant”), has filed an application with the City of Chino (the “City”) for approval of PL26-0120 (Site Approval) and PL26 -0121 (Tentative Tract Map No. 20845) (the “Project”) to subdivide 12.42 adjusted gross acres for the development of 55 single -family residential homes at a density of 4.44 dwelling units per acre, located at 13918 Cypress Avenue (APNs: 1021-241-02, -03, and 1021- 251-01); and

WHEREAS, the Planning Commission of the City of Chino has completed its study of the proposed Project; and

WHEREAS, on June 17, 2026, the Planning Commission held a duly noticed public hearing for the Project in compliance with law, including compliance with the relevant provisions of the California Government Code and Chino Municipal Code, entertained the written and oral report of staff, and took public testimony on the Project, and

NOW, THEREFORE, the Planning Commission of the City of Chino, California, does hereby FIND, DETERMINE, and RESOLVE as follows:

A. The foregoing recitals are true and correct and incorporated herein.

B. Based on substantial evidence, both written and oral, from the public hearing, the Planning Commission makes the following findings and takes the following actions on PL26-0120 (Site Approval) and PL26-0121 (Tentative Tract Map No. 20845):

1. PL26-0120 (Site Approval)

a. The proposed Project is consistent with the goals and policies of the City’s adopted General Plan and/or applicable specific plan(s). The Project meets General Plan, Goal LCC -1.1, which fosters livable neighborhoods with a balanced mix of housing. Further, the Project is located in the East Chino Specific Plan (ECSP) and is in compliance with the ECSP development standards and design guidelines;
18823596
RESOLUTION NO. PC2026-013

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b. The proposed Project is permitted within the zoning district in which it is proposed and complies with all applicable provisions of the City’s Zoning Code. The Project is a proposal for 55 single -family dwelling units at a density of 4.4 dwelling units per acre on 12.42 adjusted gross acres, where single family homes are permitted and are within the allowable density range ( 4.5 dwelling units/acre) of the RD 4.5 Residential land use designation of the ECSP;

c. The subject site is physically suitable, including, but not limited to, parcel size, shape, access and availability of utilities, for the type and intensity of development proposed as all minimum zoning requirements governing parcel size, shape, access, type and intensity of development have been met or exceeded. The proposed residential development is consistent with the development standards and guidelines for uses within the RD 4. 5 Residential land use designation of the ECSP and the City Zoning Ordinance;

d. The subject site relates to streets and highways property designed, both as to width and type of pavement to carry the type and quantity of traffic generated by the proposed Project, as necessary street and roadway improvements for Amsterdam Avenue and Cypress Avenue are required to be improved as part of the development;

e. The proposed Project is compatible with those on abutting properties and in the surrounding neighborhood, as the adjacent properties to north, east, and west of the Project are existing residential properties of similar size and density. The property to the south will remain as residential/agricultural use;

f. The proposed location, size, and operating characteris tics of the proposed Project will not be detrimental to the public interest, health, safety or general welfare as the Project is consistent with the RD 4.5 Residential land use designations of the ECSP and surrounding uses. In addition, certain safeguards have been required of the proposed Project, which the Planning Commission deems necessary to protect the public health, safety, and general welfare. These safeguards (Conditions of Approval) are attach ed here as Exhibit “A”;

g. The proposed Project will not have a significant adverse impact on the environment, as the proposed Project has been determined to be within the scope of the previously certified 2045 General Plan Update Environmental Impact Report (EIR) (State Clearinghouse No. 202409083), adopted on September 2, 2025. The EIR adequately describes the environmental effects of the proposed Project for the purposes of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183. The proposed Project is consistent with the land use designation, 18924597
RESOLUTION NO. PC2026-013

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development density, and applicable policies establi shed by the City’s General Plan, the ECSP, and underlying zoning, all of which were evaluated in the certified EIR. Pursuant to Section 15183(b), a focused evaluation of the development was conducted and the analysis concluded that the proposed Project would not result in any new or more severe significant environmental impacts beyond those identified in the certified General Plan EIR. The Project is also subject to uniformly applicable development policies and mitigation measures identified in the 2045 General Plan Update EIR, which would reduce potential impacts to less than significant levels.

Accordingly, pursuant to CEQA Guidelines Section 15183, no additional environmental review is required.

h. The minimum safeguards necessary to protect the public health, safety and general welfare have been required of the proposed Project and have been imposed as conditions of Project approval by the Planning Commission. In addition, certain safeguards have been required of the Project, which the Planning Commission deems necessary to protect the public health, safety, and general welfare These safeguards (Conditions of Approval) are attached hereto as Exhibit ‘A”. Further, the Project meets all required development standards and policies pertaining to residential dev elopment in the City and the ECSP.

2. PL26-0121 (Tentative Tract Map No. 20845)

a. Consistency with plans . The proposed subdivision, together with the provisions for its design and improvements, is consistent with applicable general or specific plans of the city. The proposed subdivision is located within the RD4.5 Residential land use designation of the ECSP. The RD4.5 Residential land use designation allows for residential development at a density up to 4.5 dwelling units per acre. The proposed subdivision will create 58 lots (55 individual lots for single-family units, one lot for a passive park/underground detention basin, and two landscaped lettered lots) at a density of 4.44 dwelling units per acre, meeting the density requirement;

b. Consistency with zoning. The proposed subdivision is consistent with the provisions of the Chino Zoning Ordinance and other related ordinances, or a variance has been granted. Each lot meets the minimum requirements of the RD 4.5 Residential land use designation;

c. Suitability. The site is physically suitable for the type or density of development because all required on and off -site improvements that are necessary to accommodate this development will be provided in accordance with City requirements. In addition, the site is flat and does not have any development constraints that would hinder resid ential development and the proposed tract map is of sufficient size and 19025598
RESOLUTION NO. PC2026-013

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dimensions to accommodate single family homes in accordance with the ECSP;

d. Environmental damage . The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The Project is within the scope of the adopted 2045 General Plan Update EIR and will adhere to mitigation measures;

e. Wastewater. The discharge of waste from the proposed subdivision into a community sewer system will not result in violation of existing requirements prescribed by a California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code);

f. Water service. The review of the City Engineer or water service agency indicates that there is sufficient water to provide for the residents of the subdivision. The 2045 General Plan Update EIR considered the capacity of existing and planned water facilities and found them to be adequate;

g. Soils and geology . There are no adverse soil or geological conditions, according to a preliminary soils report or geological hazard report, or the subdivider has demonstrated to the satisfaction of the Director of Development Services, City Engineer and Planning Commission that any adverse conditions can be corrected;

h. Public Health. The design of the subdivision or the type of improvement will not cause serious public health problems. Full public improvements will be constructed in conformance with City Standards as well as applicable State and Federal regulations

i. Easements. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of pr operty within the proposed subdivision. The map will be subject to Covenants, Codes and Restrictions (CC&Rs) which include provisions for reciprocal access to assure maintenance of all common areas, including landscaping, site access points and off -street parking areas, and to assure common ingress and egress between parcels;

j. Environmental documentation. The proposed project has been determined to be within the scope of the previously certified 2045 General Plan Update Environmental Impact Report (EIR) (State Clearinghouse No. 202409083), adopted on September 2, 2025. The EIR adequately describes the environmental effects of the proposed project for the purposes of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183. The proposed project is consistent with the land use designation, development density, and applicable polici es established by 19126599
RESOLUTION NO. PC2026-013

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the City’s General Plan, the East Chino Specific Plan, and underlying zoning, all of which were evaluated in the certified EIR. Pursuant to Section 15183(b), a focused evaluation of the development was conducted and the analysis concluded that the proposed project would not result in any new or more severe significant environmental impacts beyond those identified in the certified General Plan EIR. The project is also subject to uniformly applicable development policies and mitigation measu res identified in the 2045 General Plan Update EIR, which would reduce potential impacts to less than significant levels. Accordingly, pursuant to CEQA Guidelines Section 15183, no additional environmental review is required.

k. Agricultural suitability . T he proposed subdivision will not result in the subdivision of agricultural parcels to a size too small to sustain agricultural use under the conditions for denial listed in Section 66474.4 of the Subdivision Map Act as the project is not currently encumber ed with any Williamson Act contracts.

3. CEQA Findings. In compliance with the California Environmental Quality Act (CEQA), Pursuant to Guideline § 15183, Projects Consistent with a Community Plan, General Plan, or Zoning . The proposed project has been determined to be within the scope of the previously certified 2045 General Plan Update Environmental Impact Report (EIR) (State Clearinghouse No. 202409083), adopted on September 2, 2025. The EIR adequately describes the environmental effects of the proposed project for the purposes of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183. The proposed project is consistent with the land use designation, development density, and applicable policies established by the City’s General Plan, the East Chino Specific Plan, and underlying zoning, all of which were evaluated in the certified EIR.

Pursuant to Section 15183(b), a focused evaluation of the development was conducted and the analysis concl uded that the proposed project would not result in any new or more severe significant environmental impacts beyond those identified in the certified General Plan EIR. The project is also subject to uniformly applicable development policies and mitigation m easures identified in the 2045 General Plan Update EIR, which would reduce potential impacts to less than significant levels. Accordingly, pursuant to CEQA Guidelines Section 15183, no additional environmental review is required.

4. Approval of PL26-0120 (Site Approval) and PL26 -0121 (Tentative Tract Map No. 20845). The Planning Commission hereby approves PL26-0120 (Site Approval) and PL26 -0121 (Tentative Tract Map No. 20845), subject to the Conditions of Approval attached hereto as Exhibit “A”. Applicant, including its successors and assigns, shall be responsible for implementing and complying with all conditions set forth in Exhibit “A”.

5. Actions by the Planning Commission Secretary. The Planning Commission Secretary is hereby directed to attest to the a doption of this Resolution as of the 19227600
RESOLUTION NO. PC2026-013

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date set forth below and forthwith transmit a copy of this Resolution, by regular mail, to the Applicant at the address of record set forth in the Application.

PASSED, APPROVED, and ADOPTED THIS 17TH day of JUNE 2026.

PLANNING COMMISSION CHAIRPERSON

ATTEST:

SECRETARY, PLANNING COMMISSION

State of California )
County of San Bernardino ) §
City of Chino )

I hereby certify the foregoing Resolution was duly adopted by the Chino Planning Commission at a meeting held on the 17th day of June 2026 and entered in the minutes of said Commission.

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

SECRETARY, PLANNING COMMISSION

Attachments:

Exhibit “A” – Conditions of Approval

19328601

EXHIBIT A

DEPARTMENTAL

CONDITIONS OF APPROVAL

DATE: June 17, 2026

PROJECT FILE NO.: PL25-0120 (Site Approval) and PL25 -0121 (Tentative Tract Map No. 20845)

LOCATION: 13918 Cypress Avenue (APNs: 1021-241-02, -03, and 1021 - 251-01)

APPLICANT: PLC Communities

The departments listed below have reviewed the above referenced application. Those departments marked with an “X” have required conditions of approval to be imposed on the project.

Development Services Department –
[X] Planning Division
[ ] ADA Accessibility Division

Public Works Department –
[X] Engineering Division
[ ] Traffic Division

[X] Chino Valley Independent Fire District

[ ] Police Department

[ ] Finance Department

[ ] Community Services, Parks & Recreation Department

19429602
Modified 12/21/2021

DEVELOPMENT SERVICES DEPARTMENT

PLANNING DIVISION CONDITIONS OF APPROVAL

DATE: June 17, 2026

PROJECT FILE NO.: PL25-0120 (Site Approval) and PL25 -0121 (Tentative Tract Map)

LOCATION: 13918 Cypress Avenue (APN: 1021-241-03)

APPLICANT: PLC Communities

1.0 TIME LIMITS:

1.1. The above referenced Site Approval shall expire on June 17, 2027 , if building permits are not obtained. The expiration date may be extended upon written request by the applicant on a City application form. The request must be received by the Director of Development Services at least 30 days prior to expiration of the application.

1.2. The above referenced Tentative Map shall expire on June 17, 2028, if the final map has not been recorded . The expiration date may be extended upon written reques t by the applicant on a City application form. The request must be received by the Director of Development Services at least 30 days prior to expiration of the application.

2.0 GENERAL REQUIREMENTS:

2.1. The project shall proceed only in accordance with Planning Commission approved plans on file with the Development Services Department, the conditions contained herein and the Chino Municipal Code.

2.2. Failure to comply with any conditions of approval shall be deemed just cause for revocation of project approval by th e Planning Commission and/or City Council.

2.3. The Director of Development Services shall have the authority to approve minor deviations in the site plan, architecture and/or landscape providing the total approved building area is not exceeded.

2.4. In the event that any condition contained herein is determined to be invalid or legally unenforceable, all remaining conditions shall remain in force.

19530603

DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0120 (SA) & PL25-0121 (TTM) DATE: June 17, 2026

2.5. Approval of this request shall not waive compliance with any section of the Chino Municipal Code, or any other applic able City ordinances, or applicable specific plan provision.

2.6. Pursuant to Government Code Section 66020, upon approval of the project, the applicant has a 90-day period in which to protest the fees, dedications, reservation or other exaction imposed on thi s project through the conditions of approval.

2.7. In the event that any condition imposing a fee, exaction, dedication, or other mitigation measure is challenged by the applicant and/or other parties in an action filed in a court of law, which action is broug ht within the time period provided for by law, this approval shall be suspended pending dismissal of such action, the expiration of the limitation period applicable to such action, or final resolution of such action. If any condition is invalidated by a c ourt of law, the applicable section of the entire project shall be reviewed by the City and substitute conditions may be imposed.

2.8. The applicant shall indemnify the City and its elected boards, commissions, officers, agents and employees and will hold and save them and each of them harmless from any and all actions, claims, liabilities, losses, damages, penalties, obligations and expenses, including but not limited to attorneys’ fees and costs, (collectively “claims”) against the City for any such claims an d shall be responsible for any judgment arising therefrom. The City shall provide the applicant with notice of the pendency of such action and shall request that the applicant defend such action. The applicant may utilize the City Attorney’s office or use legal counsel of its choosing, but shall reimburse the City for any necessary legal cost incurred by City, including for the City’s required participation in defense of the claims. The applicant shall provide a deposit in the amount of 100% of the City’s estimate, in its sole and absolute discretion, of the cost of litigation, including the cost of any award of attorney’s fees, and shall make additional deposits as requested by City to keep the deposit at such level. If the applicant fails to provide or ma intain the deposit, the City may abandon the action and the applicant shall pay all costs resulting therefrom and City shall have no liability to the applicant.

2.9. The City of Chino has an exclusive contract with Waste Management for all solid waste collecti on and hauling services within the City. The applicant shall be responsible for making arrangements with Waste Management for disposal of any/all construction debris or trash generated.

Waste Management can be reached at 1-800 423-9986.

19631604

DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0120 (SA) & PL25-0121 (TTM) DATE: June 17, 2026

2.10. Any change in the project shall be reviewed by the Development Services Department for compliance with CEQA.

2.11. Pursuant to Public Resources Code Section 21089 and Fish and Wildlife Code Section 711.4, the developer shall provide those fees marked [X] below in the form of a check made payable to the San Bernardino County Clerk of the Board of Supervisors within 5 days of Planning Commission approval. Project approval shall not be complete until the required fee(s) is (are) paid:

[X ] $50 for the Notice of Exemption filing fee.

3.0 PRIOR TO RECORDATION OF THE FINAL MAP:

3.1. Covenants, Conditions, and Restrictions (CC&R's) for the subdivision shall be prepared in accordance with the City Attorney Polic y - Guidelines and Protocol for Review and Approval of CC&R’s and submitted and approved by the Planning Division, Engineering Division, and the City Attorney. The approved CC&R’s shall be recorded concurrently with the final map and a recorded copy submitted to the Planning Division . The following items shall be included in the final CC&R’s:

3.1.1. Reciprocal agreement to ensure maintenance of all common areas, including landscaping, site access points and off -street parking areas, and to assure common ingress and egress between parcels.

The intent of the CC&R’s is to ensure that the entire project is designed and maintained in a uniform and comprehensive manner.

3.1.2. A Homeowners Association (HOA) shall be formed for the maintenance of private facilities held in common ownership, such as project landscaping a nd irrigation, lanes, entries, commun ity facilities and project lighting.

4.0 PRIOR TO THE ISSUANCE OF A BUILDING AND/OR GRADING PERMIT:

4.1. The applicant/developer shall pay development impact fees at the established rate. Such fees may include, but not be limited to, new construction fee, park or open space fees, school fees, drainage fees, sewer fees, building permit and plan check fees.

4.2. Comply with the City’s “New Home Construction” Ordinance.

4.3. A detailed on -site exterior lighting plan shall be submitted and approv ed by the Director of Development Services . Plans shall be designed 19732605

DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0120 (SA) & PL25-0121 (TTM) DATE: June 17, 2026

pursuant to Chino Municipal Code Section 20.10.090 (Outdoor Lighting) and shall identify fixture design, illumination (photometric), location, height and method of shielding, so as not to adversely affect adjacent properties.

4.4. Final r evised plans, incorporating all conditions of approval, shall be submitted and approved by the Director of Development Services.

4.5. All plans shall be coordinated for consistency.

4.6. The applicant/developer shall submit structural plans/constr uction documents. The plans shall include one set of structural calculations, one set of Title 24 energy calculations, and one soils report. The applicant/developer shall also submit the above documents in digital format to the Building Division once approved.

4.7. A construction -phasing plan shall be submitted to and approved by the Director of Development Services prior to building permit issuance. This plan shall show which homes will be completed in which phases, and how each completed phase will be closed off from phases under construction so as to minimize conflict between construction vehicles, construction equipment, employees and residents, as applicable.

4.8. A construction management plan shall be submitted and approved by the Director of Development Services. The plan shall coordinate and address construction activities that may impact residents and/or surrounding businesses in adjacent areas. Elements of the plan shall contain, but not be limited to, the following:

a. Routing of construction equipment
b. Hours of operation
c. Dust control
d. Vector control
e. Vehicle, equipment, and personnel staging
f. Pre-construction meetings
g. Contractor/subcontractor acknowledgement, obligations, and penalties h. Traffic control and coordination
i. Security and interim fencing
j. Signs posted on the site with a contact number for the job site construction manager and the City’s Code Enforcement Division. Signs shall measure at least four feet by eight feet and shall be posted along every street frontage. The developer shall contact the City imm ediately upon any change in contact numbers.
k. Building and landscape phasing.

19833606

DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0120 (SA) & PL25-0121 (TTM) DATE: June 17, 2026

4.9. A precise wall plan identifying the design, location and construction details of all walls and fences shall be submitted and approv ed by the Planning and Building Divisions. All perimeter and street -facing walls, including retaining walls, shall be decorative in nature.

4.10. Prior to the issuance of any grading permit, detailed on -site landscaping and irrigation construction drawings along with a copy of the Planning Commission approv ed conceptual landscape plans and a copy of the conditions of approval shall be submitted for review and approval by the Director of Development Services. A grading permit will not be issued until the City’s outside plan checker has completed one review of detailed landscape and irrigation plans for the development. Payment of the Landscape & Irrigation Plan Review Fee shall be due at the time of submittal. Plans shall be prepared to comply with the City’s Water Efficient Landscape Ordinance, adopted on Oct ober 6, 2015, Ordinance No. 2015-008, meet the requirements for a Landscape Documentation Package in accordance with Section 20.19.030 of the Landscape Ordinance, and shall bear the seal of a landscape architect registered with the state of California. If the site includes areas proposed to be placed within a City -maintained Landscape Maintenance District, then the plans shall be prepared on City of Chino, Engineering Division base sheets, and shall bear the seal of a landscape architect registered with th e state of California. Original mylars shall be submitted to the City upon approval of plans by the City Engineer.

4.10.1. To minimize damage to paved areas due to tree root growth, trees located within five (5) feet of any paved surface area shall be provided wi th root barriers unless it can be demonstrated, to the satisfaction of the Planning Division, that the root growth characteristics of the type of tree proposed does not warrant their installation.

4.11. All ground -mounted utilities, including but not limited to cable television facilities, and telephone/fiber optic facilities, shall be undergrounded.

Equipment that that is not placed underground such as SCE transformers , backflow prevention devices , irrigation valves and controllers used for common landscape are as shall be placed in areas out of public view and sufficiently screened. The location and method of screening shall be reflected in a plan and shall be subject to the review and approv al by the Director of Development Services.

4.12. All electrical panels and cabinets shall be completely screened. All electrical panels and cabinets shall be fully enclosed and integrated into and architecturally compatible with the building to the satisfaction of the 19934607

DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0120 (SA) & PL25-0121 (TTM) DATE: June 17, 2026

Director of Development Services. The locations of the electri cal panels and cabinets shall be reflected on a site plan and elevation(s) to be reviewed and approved by the Director of Development Services.

4.13. Prior to the issuance of a building permit, the approved grading plans shall be attached to the construction pl an set. The project shall be built according to the plans approved by the Planning Commission on June 17, 2026, as prepared by PLC Communities. Any substantial modification to the project shall require Planning Commission review and approval. If minor in nature, the modification may be reviewed and approved by the Development Services Director.

4.14. Upon submittal of construction drawings to the Building Division for plan check review, all departmental conditions of approval for the project shall be included o n the sheet following the title sheet, or the first sheet of the plans. A site plan shall also be attached to all sets of construction drawings. The condition shall be a minimum requirement for acceptance of construction drawings for the Building plan check review.

4.15. Notification of the existing land use, zoning and general plan land use designation for properties within 1,320 feet of the proposed subdivision, prepared in conformance with Sections 15.40.020 and 5.04.220 of the Chino Municipal Code, shall sub mitted for review and approval by the Director of Development Services. The notice shall be posted in the sales office for the development.

4.16. Mailboxes shall not interfere with free ingress or egress to the project site.

The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mailboxes. The location and design of mailbox standards shall be indicated on the required landscape and irrigation plans. The design of the mailboxes shall be subject to the review and approval of the Director of Development Services.

4.17. The applicant is required to contact the West Valley Mosquito and Vector Control District to determine if an inspection or field survey of potential vectors and their ectoparasites is necessary. If the Distr ict so determines, an inspection or field survey shall be conducted by the District, at the applicant’s expense, prior to demolition or grading in order to protect the health of and reduce the risk of neighboring residents to vector -borne diseases. Based on the inspection or survey results, the applicant shall take appropriate vector control methods as recommended by the District.

4.18. A preconstruction survey (four surveys in four days) shall be conducted no more than 30 days prior to ground disturbance including clearing, grubbing 20035608

DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0120 (SA) & PL25-0121 (TTM) DATE: June 17, 2026

or grading of the site to ensure that no burrowing owls are occupying the project area.

4.19. A Water Quality Management Plan shall be prepared in accordance with County of San Bernardino requirements and submitted and approved by the City.

4.20. Approval of the conceptual landscape plan by the Planning Commission does not constitute final approval. The final landscape approval (during the plan check process and/or following installation) shall be subject to the review and approval of the City ’s Landscape Architect Consultant and the Director of Development Services . The City Landscape Architect or Director of Development Services may require additional/fewer trees, shrubs, vines, and ground cover as necessary, based on final site conditions du ring the landscape plan check process or field review process in order to mitigate any site conditions that were not apparent during either the Planning Commission review or plan check review process.

5.0 PRIOR TO START OF CONSTRUCTION:

5.1. The final landscape a nd irrigation plans for the development shall be approved by the Director of Development Services.

5.2. A pre-construction meeting, scheduled with the Building Division, shall be held with all applicable City staff members, developer, contractor, superintendent, and all applicable subcontractors.

5.3. The approved construction management plan shall be distributed to all contractors and subcontractors and shall be maintained on -site through the duration of construction.

6.0 PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:

6.1. All conditions of approval shall be completed to the satisfaction of the Director of Development Services.

6.2. Detailed landscape and irrigation plans for the development shall be approved by the Director of Development Services. The fee for review o f these plans by both the City and the City ’s landscape architect shall be paid by the developer , including the City’s Landscape & Irrigation Plan Review Fee.

20136609

DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0120 (SA) & PL25-0121 (TTM) DATE: June 17, 2026

6.3. All landscaping and irrigation shall be installed in accordance with the approved Planning Comm ission plans on file with the Development Services Department, and irrigation systems fully operational. In addition, all hardscaped and landscaped areas shall be free of trash and debris.

6.4. A licensed landscape architect or contractor, or other licensed ce rtified professional in a related field shall conduct a final field inspection and shall prepare a certificate of completion, which shall be filed with the Director of Development Services. The certificate of completion shall be prepared in accordance with Section 20.19.030.J of the Landscape Ordinance, and shall specifically indicate that plants were installed as specified by the landscape design plan, that the irrigation system was installed as specified by the irrigation design plan, and that an irrigati on audit has been performed. All landscape and irrigation audits shall be conducted by a landscape irrigation auditor. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape.

6.5. A landscape maintenance pro gram for the entire project site shall be reviewed and approved by the Director of Development Services . The maintenance program shall include general landscape maintenance provisions for pruning, trimming, the replacement of any dead, decayed, or diseased vegetation, ongoing weed abatement, and replacement/repair of the irrigation system, when necessary. The landscape maintenance program shall be included with the contract with the landscape maintenance company to ensure they implement the maintenance program. In addition, the maintenance program should include provisions for periodic inspections to ensure the irrigation system is working properly, and all landscaping is being properly maintained.

6.6. Prior to issuance of a certificate of occupancy for the fin al unit, any temporary sales and/or construction office buildings/trailers shall be removed from the site.

6.7. In order to inform new homeowners of various impacts they may experience, the applicant is required to provide the following disclosure notices. Eve ry homeowner shall sign these notices, acknowledging that they have reviewed and understand their contents, and copies of the signed notices shall be provided to the Planning Division prior to the issuance of a certificate of occupancy for each respective unit:

6.7.1. Notification of the existing land use, zoning and general plan land use designation for properties within 1,320 feet of the proposed subdivision shall be presented to all customers and future homeowners. The notice, as well as posting and signature 20237610

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requirements, shall conform to Sections 15.40.020 and 5.04.220 of the Chino Municipal Code.

6.7.2. The City has a Right -to-Farm policy, which allows for existing agricultural uses to continue as long as the property owner desires and limits the circumstances un der which the use could be declared a nuisance.

6.7.3. A disclosure notice specifying potential nuisances, such as odors, dust, nesting animals, flies, and other vectors may occur on their property and/or within the project site. This notice shall be submitted to the Director of Development Services for review and approval. This notice shall be signed by individual property owners and shall be recorded with the property title.

7.0 ENVIRONMENTAL DOCUMENTS & MITIGATION MEASURES:

7.1. Comply with all mitigation measures identified in the Mitigation Monitoring Program contained within the technical study conducted for Site Approval PL25-0120 and attached as Exhibit ‘A” to the conditions of approval, which identifies each environmental mitigation measure, the time in which it will be implemented and the responsible party for monitoring its implementation.

8.0 OTHER REQUIREMENTS

8.1. All existing buildings or structures on the project site that are proposed to be demolished shall be removed or razed within prior to grading the Project site. The Director of Development Services may approve an extension of time to complete the demolition, based on evidence that the applicant has exercised reasonable progress. Approval of this application shall be deemed null and void upon failure of t he applicant to comply with this condition within the aforementioned time periods.

8.2. The project site shall be cleared of all trash, debris, weeds, and other discarded items within two weeks of Planning Commission approval.

Approval of this application sh all be deemed null and void upon failure of the applicant to comply with this condition within the aforementioned time period.

8.3. All signs, including subdivision and/or realty signs proposed for this development shall be designed to conform to the Sign Ordi nance and 20338611

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shall require separate application and approval by the Planning and Building Divisions prior to installation.

8.4. A coating that will facilitate the removal of graffiti shall be applied over the complete height common area walls. If a coating is not provided, the owner of the property shall paint the walls to remove graffiti within 72 hours of notice.

8.5. Any revision to plotting and/or elevation changes for residential projects shall be subject to review and approval by the Director of Development Services. If the proposed revisions are substantial then the Director may require that the Planning Commission and/or DRB review and approve them. To ensure that the appropriate variation of units is maintained, the applicant shall, at a minimum, submit a revi sed colored site plan, a table identifying the revised unit count, and an exhibit showing the revised street scene(s). Additional information may be required depending on the nature of the changes.

8.6. Phased Projects:

8.6.1. All required street improvements and a m inimum of 10 feet of landscaping on private property shall be installed in conjunction with the construction of Phase 1 of the proposed project. The landscaping within this area shall be included in the landscape maintenance program.

8.6.2. Prior to the first o ccupancy permit, all undeveloped building pads shall be improved according to the following requirements:

8.6.2.1. For a larger phased area located on the interior of the site, a construction fence/green screen may be
provided in lieu of the landscape treatment. The fence shall be maintained in good condition at all times.

8.7. All new residential development shall comply with the mandatory measures contained in Chapter 4 of the California Green Building Code and the selected voluntary measure contained in Appendix A4 and identified in Section 15.45.030 (Residential Development) of the Chino Municipal Code.

8.8. Consistent with Section 15.45.050 (Model Homes) of the Chino Municipal Code, at least one model home/unit for each residential development shall offer and display energy-saving options and signage identifying standard and optional features that contribute to the overall efficiency of the home. 20439612

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Handout materials shall be made available in the model home describing the optional features, including costs, benefits, energy savings, etc.

8.9. Per Section 15.45.070 of the Chino Municipal Code, demonstrate consistency with the Chino Climate Action Plan by implementing one of the following three options:

a) Exceed the mandatory California Energy Code Title 24, Part 6 standards in effect at the time of application submittal by 5%; or b) Ac hieve an equivalent reduction through voluntary measures in the California Green Building Standards Code, Title 24, Part 11 (CALGreen) in effect at the time of application submittal; or
c) Provi de other equivalent greenhouse gas (GHG) reductions through measures including but not limited to, non -vehicle transportation infrastructure, transit, ZEV (zero emission vehicle) infrastructure or other incentives, waste diversion, water conservation, tree planting, renewable energy option packages, or any combinatio n of these or other measures such that GHG emissions are reduced by 0.74 MT CO2e per residential dwelling unit per year and/or per TSF of commercial/industrial use per year.

Applicants that choose Option a described above will be required to verify that their project meets the 5% improvement above the mandatory standards through the appropriate certificate of compliance form for residential construction (CF -1R) or for commercial/industrial const ruction (PERF-1C). Applicants that choose Options b or c described above will be required to utilize the GHG Performance Standard Checklist developed by the City, or provide other valid documentation, such as CalEEMod or other methodologies, as verified by the Director of Development Services to demonstrate the required GHG reductions consistent with the City's CAP.

9.0 CONSTRUCTION SITE SECURITY:

9.1. Each site shall be completely encircled by a minimum 6 ' tall security - quality chain link fence once precise gradi ng has been completed or as determined by the Deputy Director of Development Services.

9.2. Tennis court or similar screening material shall be securely attached for the length of the fence, excluding gates and 10' on either side of gates.

9.3. Each site shall hav e only one entry/exit gate, or as approved by the Planning Division.

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9.4. Gate hinge pins shall be spot -welded or altered in such a way as to prevent easy removal.

9.5. Each gate shall have a casehardened lock and chain, or other equivalent security hardware.

9.6. “No Trespassing” signs shall be attached to the exterior of the f ence at a minimum distance of a third of a mile and at all entrances.

9.7. On or near the exterior of each gate will be a sign with the address of the site in no less than 6 " letters. Both the numbe r and street name will be listed on the sign. The address posted will be used for the entire site until the fence is removed and individual addresses assigned.

9.8. Office trailers and tool bins shall be placed adjacent to gates inside the property to allow observation from outside.

9.9. Lighting on trailers and bins is desi rable but shall be directed into the property so as not to impede outside observation or endanger nearby traffic with glare.

9.10. Tool bins shall be secured with casehardened locks, preferably with lock guards.

9.11. A sign stating that theft is not acceptable on the site and will be reported to the police, or wording to that effect, will be displayed prominently near each entrance.

9.12. Each site will have an assigned Crime Prevention Manager who is responsible for the following:

a. Providing his/her name and 24 -hour tel ephone access number to the Chino Police Department.
b. Have available at all times the names and 24-hour contact numbers for all subcontractors.
c. Have the authority to speak for the development/own ers on matters concerning trespassing and other criminal matters.
d. Complete routine fence inspections and arrange for prompt repairs or removal of any damage, graffiti, or loose screening. e. Ensure that no work or maintenance of construction equipment is being performed on the site between 8 PM and 7 AM.
f. Ensure that all above security requirements are complied with, and that all security hardware, fencing, and lighting are maintained in working order.
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g. Ensure that thefts are immediately reported to the police department and that reasonable steps are taken, if evident, to prevent future similar incidents.

10.0 ARCHITECTURE, LANDSCAPING, AND FENCING REQUIREMENTS:

10.1. The following items shall be reviewed and approved by the Planning Division prior to building permit issu ance and/or reflected in the final approved set of construction drawings:

10.1.1. Samples of the stucco finish for each architectural elevation shall be reviewed by the Planning Division in the field for approval prior to applying the stucco to the buildings. A medium sand finish is required for Italianate, Farmhouses , Ranch, and Spanish elevations.

10.1.2. An exclusive front door style shall be utilized for and designed to be compatible with each architectural style used in the development.

10.1.3. All door and window surrounds utilizing stucco over foam shall have a smoother finish than the adjacent field finish.

10.1.4. An exclusive garage door style shall be utilized for and be compatible with each architectural style used in the
development.

10.1.5. All architectural treatments and fi nish materials on building elevations such as wood siding, stone veneer, etc. shall return to an inside corner or other logical termination point to the satisfaction of the Director of Development Services.

10.1.6. Substantial landscaping shall be installed at th e ends of cul -de- sacs or alleys that face a public street.

10.1.7. Stone, brick, and other masonry veneers, where used, shall be applied to within four inches of the finished grade.

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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability

4.1 Aesthetics
Topic 1: Scenic Vistas.

Would the Project have a
substantial adverse eƯect on a
scenic vista?
Policy LCC-8.7. Protect and improve scenic vistas in Chino, including views of the San Gabriel Mountains and the Puente-Chino Hills from major roadways and public spaces.

Applicable and the Project
complies.

Topic 3: Visual Character or
Quality.

In non-urbanized areas, would the
project substantially degrade the
existing visual character or quality
of public views of the site and its
surroundings (Public views are
those that are experienced from
publicly accessible vantage points).

In an urbanized area, would the
project conﬂict with applicable
zoning and other regulations
governing scenic quality?
Policy LCC-2.9: Recognize historic-age buildings, including the youth museum, green building, and Seventh Street Theater as integral components of downtown character. Promote preservation, rehabilitation, and adaptive reuse of historic-age buildings while accommodating new development and intensiﬁcation of uses downtown.

Policy LCC-2.11: Emphasize human-scaled design in commercial, residential, and mixed-use development and employ measures such as articulated massing, awnings, and landscape elements to break down the scale of larger developments.

Policy LCC-2.12: Build the visual presence of the Downtown core with distinctive branding and signage, street furniture, and trees and plantings.

Not applicable because Project is
not within Downtown Chino.

Policy LCC-3.4. Encourage new mixed-use and commercial development within centers to incorporate visual quality and interest in architectural design on all visible sides of buildings through the following approaches:
 Utilizing varied massing and roof types, ﬂoor plans, detailed planting design, or color and materials;
 Maintaining overall harmony while providing smaller-scale variety; and  Articulating building facades with distinctive architectural features like awnings, windows, doors, and other such elements.

Policy LCC-3.7. Ensure that the introduction of higher-intensity mixed-use development within commercial centers and along major arterial corridors is compatible with adjacent land uses, particularly residential uses, by requiring features such as the following:
 Buildings set back from rear or side yard property lines adjoining single-family dwelling residential uses;
 Building heights stepped back from sensitive adjoining uses to maintain appropriate transitions in scale and to minimize impacts to privacy and solar access;  Landscaped oƯ-street parking areas, loading areas, and service areas screened from adjacent residential areas to the degree feasible; or
 Lighting shielded from view and directed downward to minimize impacts on adjacent residential uses.

Not applicable because Project is
not within a commercial center.

1 Topics without GPU Policies or GPU EIR MMs have not been included in this table. 20843616
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy LCC-4.1: Insist on high-quality development that is sensitive to surrounding context throughout the City and particularly in centers and corridors.

Policy LCC-4.6: Rely on strong landscape treatments, setbacks, sign controls, and, where feasible, underground utilities and street improvements to prevent visual confusion where businesses are competing for attention.

Not applicable because Project is
not within a corridor or gateway.

Policy LCC-5.9: Encourage building placement variations, rooﬂine variations, architectural projections, and other embellishments to enhance the visual interest along residential streets.

Applicable and the Project
complies through Project design.

Topic 4: Light or Glare.

Would the project create a new
source of substantial light or glare
which would adversely aƯect day or
nighttime views in the area?
Policy LCC-3.7 identiﬁed above. Not applicable, as identiﬁed above.

4.2 Air Quality
Topic 1: Air Quality Plans.

Would the project conﬂict with or
obstruct implementation of the
applicable air quality plan?
Policy INF-3.5: Require development projects to prepare traƯic impact studies, including VMT analysis and level of service assessments as appropriate per the City's adopted TraƯic Impact Analysis Guidelines.

Policy INF-3.7: Ensure that new development pays a fair share of costs to provide local and regional transportation improvements and to mitigate cumulative traƯic deﬁciencies and impacts, including through payment of Development Impact Fees.

Policy INF-3.8: Implement National Pollutant Discharge Elimination System Best Management Practices relating to construction of roadways to control runoƯ contamination from aƯecting water resources.

Policy INF-4.4: Design streets to promote walking by including design elements such as the following:
 Grid networks that provide high levels of connectivity;  Closely spaced intersections;
 Frequent and low-stress crossings;
 Wide, unobstructed walkable sidewalks;
Applicable and the Project
complies.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability  Street trees that provide shading; and
 Minimize curb cuts to only required access areas.

Policy INF-4.5: Provide for a safe, convenient pedestrian environment with strategies such as separate pedestrian-ways in parking lots, avoiding excessive driveway widths, and providing planting strips between sidewalks and streets where feasible. Plan for direct connections from the interiors of residential neighborhoods to nearby parks, schools, retail, and other services using sidewalks, trails, and paseos.

Policy INF-4.8: Require that new subdivisions, new multi-family developments, and new developments along commercial corridors include well-lit, tree-shaded walkways that provide direct links to the public realm or adjacent public destinations such as transit stops, schools, parks, and shopping centers.

Policy INF-4.9: Remove barriers to walking, where feasible, and work with utility companies to remove barriers to allow people of all abilities to move with comfort and convenience throughout the City, including through the following:
 Provision of curb ramps, crosswalks, and overpasses;
 Relocation of infrastructure or street furniture that impedes travel pathways;  Reducing or consolidating driveways and curb cuts; and  Creation of additional walking entrances to important destinations like schools, parks, and commercial areas.

Policy INF-4.10: When designing projects, prioritize designs that encourage walking, improve pedestrian safety, and incorporate best practice designs and considerations for eƯiciencies in walking.

Policy INF-4.13: When designing projects, prioritize designs that strengthen the protection of cyclists, such as improvements that increase visibility of bicyclists, increase bikeway widths, raise bikeways, design safer intersection crossings and turns, and separate bikeways from driving traƯic wherever feasible.

Policy HEQ-5.7: Promote the incorporation of new technologies, materials, and design and construction techniques in private development projects that minimize air pollution, noise, excess heat, and other forms of pollution and its impacts.

Policy INF-1.1: Support regional transportation infrastructure investments for all modes to relieve congestion and support community health in Chino.

Not applicable – City action.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy INF-1.3: Pursue transportation infrastructure improvements and associated funding for projects such as safer street crossings and attractive streetscapes to encourage bicyclists, walkers, and users of mobility devices.

Policy INF-2.1: Maintain a street classiﬁcation system that considers the role of streets as corridors for movement but also reﬂects a context-sensitive complete streets approach that enables safe, convenient travel for all roadway users.

Policy INF-2.2: Foster a cohesive circulation system through a “layered network” approach that promotes complete streets and mobility for all modes while emphasizing speciﬁc transportation modes for speciﬁc corridors and geographic areas. Integrate complete streets and a layered networks approach into all City streets, traƯic standards, plans, and details.

Policy INF-2.5: Plan and invest to foster a transportation system that improves the health of Chino residents through actions that make active transportation, non-motorized modes, and high- occupancy vehicles viable, attractive alternatives to the private automobile.

Policy INF-2.6: Ensure the design of new streets and the retroﬁt of existing streets minimizes traƯic volumes and/or speed as appropriate within residential neighborhoods without compromising connectivity for emergency vehicles, bicycles, pedestrians, and users of mobility devices. This could be accomplished through:
 management and implementation of complete street strategies, including retroﬁtting existing streets to foster biking and walking as appropriate;
 short block lengths, reduced street widths, and/or traƯic calming measures; and  providing pedestrians and bicyclists with options where motorized transportation is prohibited.

Policy INF-2.7: Implement standards for pavement design and roadway and intersection striping so streets are accessible by all users and all modes, and safety is improved.

Policy INF-2.10: Consider innovative design and technology solutions to improve mobility, eƯiciency, connectivity, and safety such as traƯic calming devices, roundabouts, traƯic circles, curb extensions at intersections, separated bicycle infrastructure, high visibility pedestrian treatments and infrastructure, smart road technologies, and signal coordination.

Policy INF-2.11: As part of street redesigns, plan for the needs of diƯerent modes–such as shade for pedestrians, lighting at pedestrian scale, mode-appropriate signage, and transit amenities.

Coordinate with the future Urban Forest Management Plan to ensure the right tree, is placed in the right place, for the right reason.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy INF-2.12: Add bike and pedestrian facilities on roads with excess capacity where such facilities do not exist, using supporting transportation plans as guidance. Excess capacity includes street rights-of-way or pavement widths beyond the standards, or excess capacity in roadways based on actual vehicular travel versus design capacity.

Policy INF-2.14: Explore the use of green infrastructure in the design of new roadways and retroﬁt existing roadways where appropriate.

Policy INF-2.15: Incorporate traƯic calming design into local and collector streets to promote safe vehicle speeds.

Policy INF-3.6: Support regional eƯorts for the development of a VMT Mitigation Bank in coordination with SBCTA.

Policy INF-3.14: Promote the greater use of Transportation Demand Management (TDM) strategies by employers and large residential developments to reduce dependence on single-occupancy vehicles.

Policy INF-3.15: Use public outreach to encourage alternative modes of travel and inform the community about the beneﬁts of participation in new programs, approaches, and strategies.

Policy INF-3.16: As a TDM strategy, encourage large scale employers to provide on-site childcare services within employment districts to reduce or avoid vehicle trips associated with child pick-up and drop-oƯ.

Policy INF-3.17: Encourage collaboration between transit partners and event producers to promote awareness of additional and timely transit service before and after large events.

Policy INF-3.18: Partner with Omnitrans to expand participation in programs that oƯer free or discounted transit passes for low-income residents, youth, and/or senior citizens.

Policy INF-3.19: Balance on-street and oƯ-street parking supply with objectives for reducing VMT, improving air quality, supporting economic vitality, and fostering a high quality of life throughout the City.

Policy INF-3.20: Through the development review process, encourage applicants proposing projects in mixed use areas and activity centers to explore shared-use of existing parking spaces that can be available for dual uses before proposing to construct new parking facilities.

Policy INF-3.21: Require traƯic and parking management plans for major events that utilize travel demand management strategies encouraging transit and other alternatives to single occupant vehicles to limit the impact to City streets.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy INF-3.22: Lead by example by continuing to incentivize the use of electric vehicles and hybrids, such as by expanding the availability of electric vehicle charging infrastructure in City parking lots and structures and/or providing priority parking locations for electric and hybrid vehicles.

Policy INF-4.1: Strengthen active transportation circulation routes between residential neighborhoods, parks, schools, and mixed-use mixes use areas.

Policy INF-4.2: As new development and redevelopment occurs, seek opportunities to create a ﬁner- grained network of streets and walking and bicycling connections, especially within a half-mile walk of mixed-use areas.

Policy INF-4.6: Work to complete the network of tree-shaded sidewalks throughout the City, to the greatest extent feasible, through development project improvements and grant funding to build new sidewalks and crossings, especially near important destinations, such as schools, parks, and mixed- use areas.

Policy INF-4.7: Require pedestrian-friendly traƯic signal accessories, such as Accessible Pedestrian Signals which include countdown information in both a visual and auditory format, and similar technologies at all signiﬁcant pedestrian crossings.

Policy INF-4.12: Plan and seek funding for a continuous, low-stress bikeway network consisting of bicycling-friendly facilities that connect neighborhoods with destinations and activity centers throughout the City.

Policy INF-4.14: Implement safety improvements in mid-block areas that allow for bicycles to safely cross heavily traveled roads. Improvements can include stop signs for cyclists, warning beacons, and illuminated signs initiated by pedestrians and cyclists.

Policy INF-4.15: Encourage the routing of buses to the Chino Airport, ChaƯey College, and other major destinations to facilitate transit access for workers, students, and airport passengers.

Policy INF-4.16: Work with Omnitrans to expand bus service to additional areas of the City and improve north-south connections. Prioritize connections to/from job centers in Chino and between The Preserve and the northern part of the City.

Policy INF-5.5: Support implementation of new technologies that result in logistics operations that are cleaner, greener, and more eƯicient, including electric truck charging stations, autonomous vehicle censors and communications.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy INF-5.7: Coordinate with public agencies in the region to catalyze the development and deployment of zero-emission medium- and heavy-duty vehicle ﬂeets, buses, and lighter duty electric bicycles, and support development of shared charging hubs and resources, and prioritization of zero- emission vehicle technologies for goods movement in the City.

Policy INF-5.10: Prohibit freight trucks from parking or idling on local streets in residential neighborhoods and discourage trucks from traveling on local streets.

Policy HEQ-5.5: Consistent with AB 98 regulations, regulate new light industrial and warehouse uses in proximity to housing and other sensitive uses and require such projects to route trucks and minimize idling in order to reduce diesel particulate emissions.

Policy HEQ-5.9: Continue to purchase or lease of fuel-eƯicient and low emissions vehicles for City ﬂeet vehicles.

MM AQ-1: Construction Air Quality
Applications for future development and redevelopment, wherein the City’s Director of the Development Services Department or their designee has determined a potential for air quality impacts associated with construction, shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the City for review and approval. The City’s Director of the Development Services Department or their designee shall make this determination based on the size of the project, whether the project would require a transportation impact analysis, or other criteria. The evaluation shall be prepared in conformance with SCAQMD methodology for assessing air quality impacts. The City shall require that applicants for new development projects with the potential to exceed the SCAQMD’s adopted thresholds of signiﬁcance to incorporate the measures listed below to reduce air pollutant emissions during construction activities. These identiﬁed measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be veriﬁed by the City. Mitigation measures to reduce construction-related emissions could include, but are not limited to:
 During all construction activities, construction contractors shall use low emission mobile construction equipment where feasible to reduce the release of undesirable emissions.  During all construction activities, construction contractors shall encourage rideshare and transit programs for project construction personnel to reduce automobile emissions.  During all grading and site disturbance activities, construction contractors shall water active grading sites at least twice a day, and clean construction equipment in the morning and/or evening to reduce particulate emissions and fugitive dust.

Applicable to the Project and
required to be implemented during
the Project’s construction
activities.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability  During all construction activities, construction contractors shall, as necessary, wash truck tires leaving the site to reduce the amount of particulate matter transferred to paved streets as required by SCAQMD Rule 403.
 During all construction activities, construction contractors shall sweep on- and oƯ-site streets if silt is carried over to adjacent public thoroughfares, as determined by the City Engineer to reduce the amount of particulate matter on public streets.  During all construction activities, construction contractors shall limit traƯic speeds on all unpaved road surfaces to 15 mph or less to reduce fugitive dust.  During grading and all site disturbance activities, at the discretion of the City’s Director of the Development Services Department, construction contractors shall suspend grading operations during ﬁrst and second stage smog alerts to reduce fugitive dust.  During grading and all site disturbance activities, at the discretion of the City’s Director of the Development Services Department, construction contractors shall suspend all grading operations when wind speeds (including instantaneous gusts) exceed 25 mph to reduce fugitive dust.
 During all construction activities, the construction contractors shall maintain construction equipment engines by keeping them tuned.
 During all construction activities, the construction contractors shall use low sulfur fuel for stationary construction equipment as required by SCAQMD Rules 431.1 and 431.2 to reduce the release of undesirable emissions.
 During all construction activities, the construction contractors shall use existing on-site electrical power sources to the maximum extent practicable. Where such power is not available, the Contractor shall use clean fuel generators during the early stages of construction to minimize or eliminate the use of portable generators and reduce the release of undesirable emissions.
 During all construction activities, the construction contractors shall use low emission, on site stationary equipment (e.g., clean fuels) to the maximum extent practicable to reduce emissions, as determined by the City Engineer.
 During all construction activities, the construction contractors, in conjunction with the City Engineer, shall locate construction parking to minimize traƯic interference on local roads.  During all construction activities, the construction contractors shall ensure that all trucks hauling dirt, sand, soil or other loose materials are covered or should maintain at least two feet of freeboard (i.e., minimum vertical distance between top of the load and the top of the trailer) in accordance with the requirements of the California Vehicle Code Section 23114 to reduce spilling of material on area roads.
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability  During architectural coating activities, use Super-Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super-Compliant architectural coating manufactures can be found on the SCAQMD’s website.

MM AQ-2: Operational Air Quality
Applications for future development and redevelopment, wherein the City’s Director of the Development Services Department or their designee has determined a potential for air quality impacts associated with operation, shall prepare and submit a technical assessment evaluating potential project operational-related air quality impacts to the City for review and approval. For individual projects that may exceed the daily operational emissions thresholds established by the SCAQMD, the owner/permitee shall conduct an analysis of the project’s operational air quality impacts using the latest available CalEEMod mode, or other analytical method determined in conjunction with the City. The City’s Director of the Development Services Department or their designee shall make this determination based on the size of the project, whether the project would require a transportation impact analysis, or other criteria. The evaluation shall be prepared in conformance with SCAQMD methodology for assessing air quality impacts. If such analyses identify potentially signiﬁcant regional or local air quality impacts, project-level mitigation and/or project design features would be required to reduce operational impacts to less than signiﬁcant. Mitigation to reduce operational impacts depends on the speciﬁc project, but may include measures such as, but not limited to:
 Demonstrate net zero energy expenditure.
 Implementation of transportation demand management measures.  Prohibit the installation of woodstoves, hearths, and ﬁreplaces in new construction facilitated by the General Plan Update.
 Expand and facilitate completion of planned networks of active transportation infrastructure.  Implement electric vehicle charging infrastructure beyond requirements set forth in the 2022 CALGreen mandatory measures, such as Tier 2 voluntary measures set forth in 2022 CALGreen (or future more stringent) standards.
 Implement traƯic demand measures, such as unbundling parking fees from rent/lease options, encouraging/developing a ride-share program for the community, and provide car/bike sharing services, that will reduce daily individual car usage and reduce project VMT.

Applicable to the Project and
required to be implemented during
the Project’s operation and
maintenance.

Topic 2: Criteria Pollutants.

Would the project result in a
cumulatively considerable net
increase of any criteria pollutant for
which the project region is
nonattainment under an applicable
Policy INF-4.13 and Policy HEQ-5.7 identiﬁed above. Applicable, as identiﬁed above.

MM AQ-1 and MM AQ-2 identiﬁed above. Applicable, as identiﬁed above.

Policy INF-3.14 through Policy INF-3.22, Policy INF-4.11, Policy INF-4.12, Policy INF-4.14, Policy HEQ-5.5, and Policy HEQ-5.6 identiﬁed above.

Not applicable, as identiﬁed above.
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City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability federal or state ambient air quality
standards?
Topic 3: Sensitive Receptors.

Would the project expose sensitive
receptors to substantial pollutant
concentrations?
Policy HEQ-5.3: Require new development that would locate sensitive uses adjacent to sources of TACs to be designed to minimize any potential health risks, consistent with state law.

Not applicable as the Project is not
located adjacent to sources of
TACs.

Policy LCC-1.5: Locate manufacturing, warehousing, logistics and industrial uses in areas with good access to the regional transportation network while providing for adequate separation and buƯering from residential uses.

Not applicable – City action.

Policy HEQ-5.5 and Policy INF-5.10 identiﬁed above. Not applicable, as identiﬁed above.

MM AQ-3: Health Risk Assessment.

For site-speciﬁc projects that may site new sensitive land uses within 500 feet of SR-71 or SR-60, the applicant shall prepare a HRA evaluating the potential for sensitive receptors to be exposed to TACs, which shall be required for such individual projects. The HRA shall be prepared in accordance with the policies and procedures of the state OEHHA and the SCAQMD. If the HRA shows that the incremental cancer risk and/or noncancer hazard index exceed the respective thresholds, as established by the SQAQMD at the time a project is considered (i.e., 10 in one million cancer risk and 1 hazard index), the project applicant will be required to identify and demonstrate that best available control technologies to reduce substantial exposure of sensitive receptors to TACs. Examples may include, but are not limited to, air intakes located away from high-volume roadways and/or truck loading zones unless it can be demonstrated that these are operational limitations and/or heating, ventilation, and air conditioning systems provided with appropriately sized MERV ﬁlters. Mitigation measures identiﬁed in the HRA shall be incorporated into the site development plan as a component of the proposed project. Air intake and MERV ﬁlter requirements shall be noted on all building plans submitted to the City Development Services Department.

Not applicable as the Project site is
located beyond 500 feet from both
SR-71 and SR-60.

Topic 4: Odor.

Would the project result in other
emissions (such as those leading to
odors) adversely aƯecting a
substantial number of people?
Policy HEQ-5.10: Ensure adequate buƯer distances are provided between oƯensive odor sources and sensitive receptors, such as schools, hospitals, and community centers.

Applicable and the Project
complies.

4.3 Biological Resources
Topic 1: Special Status Species.

Would the project result in a
substantial adverse impact, either
Policy HEQ-5.13: Require construction projects that disturb 10,000 square feet of ground cover revegetate graded areas with native or locally appropriate vegetation to restore biological diversity, minimize erosion, and promote groundwater recharge.

Applicable and the Project
complies.
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City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability directly or through habitat
modiﬁcations, to any species
identiﬁed as a candidate, sensitive,
or special status species in local or
regional plans, policies or
regulations, or by the CDFW or
USFWS?
Policy HEQ-8.8: Cooperate with federal, state, and local regulatory agencies as well as non-proﬁt organizations to promote the responsible stewardship of natural resources and habitats within the Planning Area.

Policy HEQ-8.9: Ensure that adverse impacts on sensitive biological resources, sensitive natural communities, sensitive habitat, and wetlands are avoided or mitigated to the greatest extent feasible as development takes place.

Policy HEQ-8.10: In areas where development (including trails or other improvements) has the potential for adverse eƯects on special-status species, require project proponents to submit a study conducted by a qualiﬁed professional that identiﬁes the presence or absence of special-status species at the proposed development site. If special-status species are determined to be present, require incorporation of appropriate mitigation measures as part of the proposed development prior to ﬁnal approval.

MM BIO-1: Biological Assessment and Mitigation
Applications for future development of vacant properties (and portions thereof), wherein the City’s Director of Development Services or their designee has determined a potential for impacts to sensitive biological resources, shall be required to prepare a site-speciﬁc general biological resources survey to identify the presence of any sensitive biological resources, including any sensitive plant or wildlife species. The report shall identify the need for focused presence/absence surveys and identify the presence of state or federal regulated wetlands or waters. If potentially signiﬁcant impacts to sensitive biological resources, including sensitive species and/or wetlands are identiﬁed, the report shall also recommend appropriate mitigation to reduce the impacts to below a level of signiﬁcance.

Applicable and the Project
complies.

MM BIO-2: Nesting Birds
Applications for future development, wherein the City’s Director of Development Services or their designee has determined a potential for impacts to mature trees and/or native vegetation suitable for nesting birds, shall be required to restrict removal of sensitive habitat and vegetation to outside the breeding seasons of any sensitive species identiﬁed within adjacent properties (typical bird breeding season is January 15 to September 15, as early as January 1 for some raptors). If vegetation clearing must begin during the breeding season, a qualiﬁed biologist shall provide recommendations to avoid impacts to nesting birds which typically includes a pre-construction survey within three days of the start of construction to determine the presence of active nests.

If active nests are found, avoidance measures shall be implemented to ensure protection of the nesting birds. Avoidance measures may include a no-activity buƯer zone, typically 300 feet from the area of disturbance or 500 feet for raptors, established at the discretion of the qualiﬁed biologist in consultation with the City, If activity buƯer zones are not feasible, temporary noise barriers may be Applicable and would be
completed prior to vegetation
clearing, if necessary.
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City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability installed to attenuate construction noise. Noise wall height and adequacy shall be supported by a noise analysis to determine the anticipated construction noise levels with attenuation measures as recommended by the biologist and approved by the City. Periodic noise monitoring shall be conducted during construction to ensure noise attenuation standards are met. Accepted noise levels are species dependent and existing ambient noise levels can play a factor in establishing baseline acceptable noise.

Topic 2: Sensitive Natural
Communities and Riparian
Habitat.

Would the project result in a
substantial adverse eƯect on any
riparian habitat or other sensitive
natural community identiﬁed in
local or regional plans, policies,
regulations, or by the CDFW or
USFWS?
MM BIO-1 identiﬁed above. Applicable, as identiﬁed above.

Topic 3: Jurisdictional Wetlands.

Would the project result in
substantial adverse eƯect on state
or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through
direct removal, ﬁlling, hydrological
interruption, or other means?
MM BIO-1 identiﬁed above. Applicable, as identiﬁed above.

4.4 Cultural and Tribal Cultural Resources
Topic 1: Historic Resources.

Would the project cause a
substantial adverse change in the
signiﬁcance of a historic-era
resource pursuant to CEQA Section
15064.5?
Policy LCC-2.9: Recognize historic-age buildings, including the youth museum, green building, and Seventh Street Theater as integral components of downtown character. Promote preservation, rehabilitation, and adaptive reuse of historic-age buildings while accommodating new development and intensiﬁcation of uses downtown.

Policy LCC-7.3: Foster the preservation, restoration, and compatible reuse of historically signiﬁcant structures and sites in Chino while accommodating new development.

Not applicable because the Project
Site is not in Downtown Chino and
does not contain any historic
resources.

Policy LCC-7.4: Evaluate all buildings and structures 50 years old and older for potential historic signiﬁcance prior to approving a project that would demolish or signiﬁcantly alter the resource.

Applicable to the Project; required
Cultural Resources Study has been
completed.
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City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability MM CUL-1: Historic Evaluation.

Prior to approval of a future site-speciﬁc project that would directly or indirectly aƯect a building/structure in excess of 50 years of age, the City or a qualiﬁed architectural historian shall determine whether the aƯected building/structure is historically signiﬁcant. The evaluation shall be based on criteria such as age, location, context, association with an important person or event, uniqueness, or structural integrity, as indicated in the CEQA guidelines. If the evaluation determines that building/structure is not historic, no further evaluation or mitigation would be required. If the building/structure is determined to be historically signiﬁcant, the preferred mitigation would be to avoid the resource through project redesign. If the resource cannot be avoided, all prudent and feasible measures to minimize or mitigate harm to the resource shall be taken per recommendations of the qualiﬁed architectural historian.

Applicable to the Project; required
Cultural Resources Study has been
completed.

Topic 2: Archaeological
Resources.

Would the project cause a
substantial adverse change in the
signiﬁcance of an archaeological
resource pursuant to CEQA Section
15064.5?

Policy LCC-7.7: Continue to comply with federal and state regulations and best practices aimed at protecting and mitigating impacts to archaeological resources and the broader range of cultural resources as well as tribal cultural resources.

Applicable to the Project and the
Project complies.

Policy HEQ-8.7: Require cultural resource assessments prior to the approval of development proposals on properties located in archaeologically sensitive areas.

Applicable to the Project; required
Cultural Resources Study has been
completed.

MM CUL-2: Cultural Resources Assessment
Prior to project approval or the issuance of grading permits (whichever is applicable and comes ﬁrst), the City shall require applicants for future proposed ground disturbing projects to determine the presence or absence of archaeological resources and appropriate mitigation measures. The following steps to achieve these goals:
1) A qualiﬁed archaeologist meeting the Secretary of the Interior Standards shall conduct a cultural resources assessment consisting of a record search from the SCCIC, a sacred lands search from the NAHC, a pedestrian survey, background context and project speciﬁc recommendations
2) If the cultural resources assessment identiﬁes archaeological resources that have not been evaluated for signiﬁcance per CEQA thresholds (see Section 4.4.3 above), then an evaluation program shall be completed. An evaluation program generally will include excavation to determine depth, extent, integrity, and content of the subsurface cultural material, 3) If an archaeological resource is determined signiﬁcant and avoidance through project redesign is not feasible, a data recovery and construction monitoring program shall be implemented to reduce impacts to an archaeological resource to below a signiﬁcant level, and
4) After construction, a ﬁnal data recovery and monitoring report shall be completed documenting the result of the data recovery, research design, and monitoring eƯorts.

Applicable to the Project; required
Cultural Resources Study has been
completed.
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Conﬁdential attachments must be submitted under separate covers. Artifacts collected during the evaluation, data recovery, and monitoring eƯorts must be curated at an appropriate facility consistent with the state and federal curation standards (36 CFR 79 of the Federal Register) and that allows access to the artifact collections.

Topic 3: Human Remains.

Would the project disturb any
human remains, including those
interred outside of dedicated
cemeteries?
Policy LCC-7.8: Treat Native American human remains with sensitivity and dignity and ensure compliance with the associated provisions of California Health and Safety Code and the California PRC. The City shall collaborate with the MLD identiﬁed by the NAHC.

Applicable to the Project if human
remains are discovered during
ground-disturbing activities.

Topic 4: Tribal Cultural Resources.

Would the project cause a
substantial adverse change in the
signiﬁcance of a tribal cultural
resource, deﬁned in PRC Section
21074 as either a site, features,
place, cultural landscape that is
geographically deﬁned in terms of
the size and scope of the
landscape, sacred place, or object
with cultural value to a California
Native American tribe, and that is:
i) Listed or eligible for listing in the
CRHR, or in a local register or
ii) A resource determined by the
lead agency, in its discretion
and supported by substantial
evidence, to be signiﬁcant
pursuant to criteria set forth in
subdivision c of PRC Section
5024.1?
Policy LCC-7.7 and Policy HEQ-8.7 identiﬁed above. Applicable, as identiﬁed above.

MM CUL-2 identiﬁed above. Applicable, as identiﬁed above.

4.5 Geology/Soils
Topic 1: Seismic Hazards and
Topic 3: Geologic Instability.

Would the project directly or
indirectly cause potential
substantial adverse eƯects,
Policy HSN-1.2: Require that buildings intended for human occupancy and critical facilities be set back a safe distance (as determined by a qualiﬁed geologist) from surface traces of active and potentially active faults. As appropriate, require that proponents of projects in high-risk areas submit geotechnical investigation reports prepared by qualiﬁed professionals and demonstrate that the project conforms to all mitigation measures recommended by the reports prior to City approval.

Applicable and the Project
complies through Project design.
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City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability including the risk of loss, injury, or
death involving:
i) rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo
Earthquake Fault Zoning Map,
issued by the State Geologist
for the area or based on other
substantial evidence of a known
fault (refer to Division of Mines
and Geology Special
Publication 42);
ii) strong seismic ground shaking?
iii) seismic-related ground failure,
including liquefaction; or
iv) landslides?

Would the Project be located on a
geologic unit or soil that is unstable,
or that would become unstable as a
result of the project, and potentially
result in on- or oƯ-site landslide,
lateral spreading, subsidence,
liquefaction or collapse?
Policy HSN-1.3: Ensure that structures intended for human occupancy are designed and constructed to retain their structural integrity when subjected to seismic activity, in accordance with the CBC.

Policy HSN-1.4: In order to maximize soil stability and erosion prevention, minimize excavation, grading, cutting, or ﬁlling during construction; permit grading operations only in areas scheduled for immediate construction or paving; require erosion prevention as a strategy in the planning and design of grading operations; and avoid or minimize removal of ground cover, vegetation, and canopies.

Topic 2: Soil Erosion.

Would the project result in
substantial soil erosion or the loss
of topsoil?
Policy HSN-1.4 identiﬁed above. Applicable, as identiﬁed above.

Topic 4: Expansive Soils.

Would the project be located on
expansive soil, as deﬁned in Table
18-1-B of the Uniform Building Code
(1994), creating substantial direct or
indirect risks to life or property?
Policy HSN-1.4 identiﬁed above. Applicable, as identiﬁed above. 22257630
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Topic 6: Paleontological
Resources and Unique Geology.

Would the project directly or
indirectly destroy a unique
paleontological resource or site or
unique geologic feature?
MM GEO-1: Paleontological Resources Evaluation.

Applications for future development, wherein the Community Development Director or his or her designee has determined a potential for impacts to paleontological resources, shall review the underlying geology and paleontological sensitivity of the site. If it is determined that the potential exists that sensitive paleontological resources are present, the applicant shall provide a paleontological resources technical report consisting of a record search, survey, background context and project speciﬁc recommendations performed by a qualiﬁed paleontologist. If it is determined there is potential for paleontological resources to be present, a qualiﬁed paleontological monitor shall be present during grading in locations where the paleontological resources technical report determined that such monitoring is necessary due to the potential for paleontological resources to reside within the underlying geologic formations. The paleontological resources technical report shall also provide speciﬁc duties of the monitor, and detailed measures to address fossil remains, if found.

Applicable to the Project; required
Paleontological Assessment has
been completed.

4.6 Greenhouse Gas Emissions
Topic 1: GHG Emissions.

Would the project generate GHG
emissions, either directly or
indirectly, that may have a
signiﬁcant impact on the
environment?
Policy HEQ-5.9, Policy INF-1.1, Policy INF-1.3, Policy INF-1.4, Policy INF-2.1, Policy INF-2.2, Policy INF-2.5, Policy INF-2.6, Policy INF-2.7, Policy INF-2.10, Policy INF-2.11, Policy INF-2.12, Policy INF-2.14, Policy INF-2.15, Policy INF-3.6, Policies INF-3.14 through INF-3.18, Policies INF-

3.19 through INF-3.22, Policy INF-4.1, Policy INF-4.2, Policy INF-4.6, Policy INF-4.7, Policy INF-

4.11, Policy INF-4.12, Policy INF-4.14, Policy INF-4.15, Policy INF-4.16, Policy INF-5.5, and Policy INF-5.7 identiﬁed above.

Not applicable, as identiﬁed above.

Policy INF-3.5, Policy INF-3.7, Policy INF-3.8, Policy INF-4.4, Policy INF-4.5, Policy INF-4.8, Policy INF-4.9, Policy INF-4.10, Policy INF-4.13, Policy HEQ-5.7, and Policy INF-5.10 identiﬁed above.

Applicable, as identiﬁed above.

MM GHG-1: Greenhouse Gas.

All future site-speciﬁc projects shall be required to demonstrate consistency with the City’s CAP. As stated in Appendix A of the CAP, analysis of site-speciﬁc projects can either be done through emissions calculations or by using the Screening Tables. Site-speciﬁc projects that obtain at least 100 points would be consistent with the reduction quantities anticipated in the CAP. Those site- speciﬁc projects that do not obtain 100 points using the Screening Tables would need to provide additional analysis to determine the signiﬁcance of GHG emissions. Per Section 15.45.070 of the City’s Municipal Code, GHG Performance Standards for New Development, all new development not utilizing the Screening Tables shall contribute to the reduction of GHG emissions by demonstrating consistency with the CAP by implementing one or a combination of the following three options:

1. Exceed the mandatory California Energy Code Title 24, Part 6 standards, in eƯect at the time of application submittal by ﬁve percent; or
Applicable and the Project
complies.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability

2. Achieve an equivalent reduction through voluntary measures in the California Green Building Standards Code, Title 24, Part 11 (CALGreen) in eƯect at the time of development application submittal for discretionary review; or

3. Provide other equivalent GHG reductions through measures including, but not limited to, non- vehicle transportation infrastructure, transit, ZEV (zero emission vehicle) infrastructure or other incentives, waste diversion, water conservation, tree planting, renewable energy option packages, or any combination of these or other measures such that GHG emissions are reduced by 0.074 MT CO2E per residential dwelling unit per year and/or per thousand square feet of commercial/ industrial use per year.

Applicants that choose Option 1 described above would be required to verify that their site-speciﬁc project meets the ﬁve percent improvement above the mandatory standards through the appropriate certiﬁcate of compliance form for residential construction (CF-1R) or for commercial/industrial construction (PERF-1C). Applicants that choose Options 2 or 3 described above would be required to utilize the GHG Performance Standard Checklist developed by the City, or provide other valid documentation, such as CalEEMod or other methodologies, as veriﬁed by the director of development services to demonstrate the required GHG reductions consistent with the City's CAP.

Topic 2: GHG Plans.

Would the project conﬂict with an
applicable plan, policy, or
regulation adopted for the purpose
of reducing the emission of GHGs?
Policy LCC-1.1: Foster a balanced mix of housing, employment, commercial, educational, civic, entertainment, and recreational uses in the City to support a complete community.

Policy LCC-1.2: Ensure logical City boundaries that facilitate the eƯicient delivery of City services, address economic development needs, and optimize municipal costs and revenues.

Policy LCC-1.3: Direct new growth so as to promote a land and resource eƯicient development pattern, strengthen north-south connections, and enhance the quality of life in Chino.

Policy LCC-1.4: Promote inﬁll development in opportunity areas along Central Avenue, Riverside Drive, and Philadelphia Street in order to create a network of lively activity centers that provide for community needs, capitalize on market opportunities, and are well-integrated with the surrounding neighborhoods.

Not applicable – City action.

Policy LCC-2.3: Focus the highest intensity of development along D Street and Seventh Street to create a distinctive, walkable mixed-use core between Sixth Street and Central Avenue, south of C Street.

Policy LCC-2.6: Promote a mix of commercial, oƯice, and residential uses along Central Avenue to strengthen its role as a mixed-use corridor at the heart of Chino.

Policy LCC-2.13: Within the core area, orient new buildings to the street, minimize setbacks along street frontages, and ensure a consistent street wall to promote a walkable, pedestrian-friendly environment.

Not applicable because Project is
not within Downtown Chino.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy LCC-3.1: Within commercial centers where permitted on sites identiﬁed in the Zoning Code, foster mixed-use development and the co-location of residential and commercial uses within site distance of one another on the site to promote day and evening vitality.

Policy LCC-3.3: Promote the integration of amenities, events, and programming into regional, community and neighborhood shopping centers that strengthen their role as places for area residents to shop and gather. Features to integrate should include the following:
 Pedestrian amenities;
 Electric vehicle charging;
 Bike parking;
 TraƯic-calming features;
 Plazas and public areas;
 Shade trees;
 Lighting;
 Public art;
 Farmers markets;
 Retail and other services that provide for everyday needs; and  Community events.

Policy LCC-3.16: Foster attractive, human-scaled mixed-use development that contributes to local character and enhances “small town” sense of place along key segments of Riverside Drive and Central Avenue.

Policy LCC-3.17: Provide for a mix of commercial-retail and services in commercial centers on Riverside Drive and Central Avenue that cater to the daily needs of local residents together with multifamily housing where permitted under zoning.

Policy LCC-3.18: Focus eƯorts to attract essential services such as medical clinics, grocery stores, banks, and dry cleaners to commercial centers in order to provide for the needs of area residents and ensure the vitality of the site over time.

Policy LCC-3.23: Provide bicycle and pedestrian connections to retail and restaurants from surrounding residential areas.

Policy LCC-3.24: Incorporate on-site amenities into the commercial area, such as outdoor dining; landscaped gardens, plazas, and seating areas; play areas and family-friendly facilities; EV fast charging stations; event spaces and entertainment programming; public art.

Not applicable because Project is
not within a commercial center.

Policy INF-1.1, Policy INF-1.2, Policy INF-1.4, Policy INF-2.1, Policy INF-2.2, Policy INF-2.5, Policy INF-2.6, Policy INF-2.7, Policies INF-2.10 through INF-2.12, Policy INF-2.15, Policy INF-3.6, Not applicable, as identiﬁed above.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policies INF-3.14 through INF-3.18, Policies INF-3.19 through INF-3.22, Policy INF-4.1, Policy INF-4.2, Policy INF-4.6, Policy INF-4.7, Policy INF-4.11, Policy INF-4.12, Policy INF-4.14, Policy INF-4.15, Policy INF-4.16, Policy INF-5.5, Policy INF-5.7, and Policy LCC-1.5 identiﬁed above.

Policy INF-3.5, Policy INF-3.7, Policy INF-3.8, Policy INF-4.4, Policy INF-4.5, Policy INF-4.8, Policy INF-4.9, Policy INF-4.10, Policy INF-4.13, and Policy INF-5.10 identiﬁed above.

Applicable, as identiﬁed above.

MM GHG-1 identiﬁed above. Applicable, as identiﬁed above.

4.7 Hazards and Hazardous Materials
Topics 1, 2, and 3: Transport, Use,
or Disposal of Hazardous
Materials/Accidental Release,
Emissions Near a School.

Would the project create a
signiﬁcant hazard to the public or
the environment through the routine
transport, use, or disposal of
hazardous materials?
Would the project create a
signiﬁcant hazard to the public or
the environment through reasonably
foreseeable upset and accident
conditions involving the release of
hazardous materials into the
environment?

Would the project emit hazardous
emissions or handle hazardous or
acutely hazardous materials,
substances, or waste within one-
quarter mile of an existing or
proposed school?
Policy HSN-1.23: Continue to require remediation of hazardous materials releases from previous land uses as part of any redevelopment activities.

Policy HSN-1.24: Regulate development on sites with known contamination of soil or groundwater to ensure that construction workers, future occupants, adjacent residents, and the environment are adequately protected from hazards associated with contamination.

Policy HSN-1.26: Promote awareness of and participation in hazardous household waste management, control, and recycling programs.

Not applicable as these are City
actions and the Project Site has no
known contamination.

Policy HSN-1.25: Consistent with state regulations, require proper storage and disposal of hazardous materials to reduce the likelihood of leakage, explosions, or ﬁre, and to properly contain potential spills from leaving the site.

Applicable and the Project
complies.

Topic 4: Hazardous Materials
Sites.

Would the project be located on a
site which is included on a list of
hazardous materials sites compiled
pursuant to Government Code
Policy HSN 1.25 identiﬁed above. Applicable, as identiﬁed above. 22661634
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Section 65962.5 and, as a result,
create a signiﬁcant hazard to the
public or the environment?
Topic 5: Airport Hazards.

Would the project be located within
an airport land use plan or, where
such a plan has not been adopted,
within two miles of a public airport
or public use airport, result in a
safety hazard or excessive noise for
people residing or working in the
project area?
Policy HSN-1.29: Protect occupants of existing and new buildings from exposure to excessive noise, particularly adjacent to freeways, major roadways, railway lines, and within areas of aircraft overﬂight.

Policy HSN-1.31: Apply the community noise compatibility standards (Table N-1) to all new development and major redevelopment projects outside the noise and safety compatibility zones established in the ACLUP in order to protect against the adverse eƯects of noise exposure. Projects within the noise and safety compatibility zones are subject to the standards contained in the ACLUP .

Policy HSN-1.32: Require a noise study and mitigation measures for all projects that would expose people to noise levels greater than the “normally acceptable” standard and for any other projects that are likely to generate noise in excess of these standards.

Policy HSN-1.36: Developers shall reduce the noise impacts on new development through appropriate means (e.g., double-paned or soundproof windows, setbacks, berming, and screening).

Noise attenuation methods should avoid the use of visible sound walls.

Policy HSN-4.1: Require that new development be consistent with the safety zone land use and noise compatibility criteria established in the ACLUP , as revised per Action HSN-4.a.

Applicable and the Project
complies.

Topic 6: Emergency Response.

Would the project impair
implementation of or physically
interfere with an adopted
emergency response plan or
emergency evacuation plan?
Policy HSN-1.19: Require that all new development located in Very High and High FHSZs be served by adequate infrastructure, including safe access for emergency response vehicles, visible street signs, and water supplies for ﬁre suppression.

Policy HSN-1.20: To facilitate the orderly evacuation of residential areas within the Very High FHSZs, maintain minimum standards for roadway design, maintenance, and vegetation management.

Not applicable because the Project
site is not located within a VHFHSZ
or SRA.

Policy HSN-3.1: Maintain and periodically update the EOP to eƯectively prepare for, respond to, recover from, and mitigate the eƯects of natural or human caused disasters that require the planned, coordinated response of multiple agencies or jurisdictions.

Policy HSN-3.2: Maintain mutual aid agreements and communication links with San Bernardino County and other neighboring jurisdictions that allow for supplemental aid from other police and ﬁre personnel in the event of emergencies.

Policy HSN-3.3: To facilitate the orderly evacuation of residential areas, maintain minimum standards for roadway design, maintenance, and vegetation management.

Policy HSN-3.5: Ensure road surfaces on designated evacuation routes can withstand extreme weather conditions and are maintained to accommodate increased traƯic during evacuations.

Not applicable – City action.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy HSN-3.6: Employ technology such as traƯic cameras and wildﬁre early detection systems to monitor conditions and facilitate eƯective response.

Policy HSN-3.7: Provide information on and build community awareness of major evacuation routes and notiﬁcation systems used for emergency alerts to residents and businesses in Chino.

Policy HSN-3.8: Use the Chino Notify Emergency Alert System to notify residents by phone, text, or email of extreme weather conditions and/or the need to evacuate in the event of emergency. The system should also be used to broadcast the location of evacuation centers, particularly for residents of vulnerable areas and neighborhoods with constrained emergency access.

Policy HSN-3.9: Partner with local media outlets to release evacuation information through radio, social media, and news apps can work as another channel for evacuation notices.

Policy HSN-3.4: Require new residential subdivisions to have at least two ingress and egress routes that account for existing and proposed traƯic evacuation volumes at buildout. Design of ingress/egress must comply with CVFD standards.

Applicable and the Project
complies through Project design.

Topic 7: Wildland Fires.

Would the project expose people or
structures, either directly or
indirectly, to a signiﬁcant risk of
loss, injury or death involving
wildland ﬁres?
Policy HSN-1.14: Continue to participate in regional wildﬁre prevention initiatives and work to prevent wildland ﬁre and to protect lives, property, and watersheds from ﬁre dangers.

Policy HSN-1.15: Maintain regulations and standards designed to achieve the greatest practical level of built-in ﬁre protection to conﬁne ﬁres, including requirements for compliance with applicable provisions of the California Building Code, the California Fire Code, Board of Forestry Fire Safe Regulations, and California Government Code sections 51175 and 51189 related to Very High and High FHSZs.

Policy HSN-1.16: Jointly with state, County, and other local agencies, inform property owners of wildﬁre risks and measures to reduce those risks, including by:
 Maintaining and making publicly available an up-to-date map of high and very high ﬁre hazard areas consistent with CAL FIRE designations; and
 Disseminating information on ﬁre weather watches and ﬁre risks via the City website, social media, and newsletters.

Policy HSN-1.18: Require new development in Very High and High FHSZs to prepare a Fire Protection Plan that minimizes risks by:
 Assessing site-speciﬁc characteristics such as topography, slope, vegetation type, wind patterns etc.;
 Siting and designing development to avoid hazardous locations (e.g., through ﬁre breaks) to the extent feasible;
 Incorporating fuel modiﬁcation and brush clearance techniques (including the removal of invasive species) in accordance with applicable ﬁre safety requirements and carried out in a Not applicable because the Project
site is not located within a VHFHSZ
or SRA.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability manner which reduces impacts to environmentally sensitive habitat to the maximum feasible extent;
 Using appropriate ﬁre-safe building materials and design features, consistent with the adopted City Code and Fire and Building Code standards;
 Using ﬁre-retardant, native plant species in landscaping;  Complying with established standards and speciﬁcations for fuel modiﬁcation, defensible space, access, and water facilities; and
 Requiring property owners to enter into a long-term maintenance agreement for vegetation management in defensible space, fuel breaks, and roadside fuel reduction.

Policy HSN-1.19: Require that all new development located in Very High and High FHSZs be served by adequate infrastructure, including safe access for emergency response vehicles, visible street signs, and water supplies for ﬁre suppression.

Policy HSN-1.17: Avoid, where feasible, locating new development in Very High FHSZs. If avoidance is not feasible, condition such new development on implementation of measures to reduce risks associated with that development.

Policy HSN-1.21: To the extent feasible, ensure that housing, hospitals, care facilities, community centers, places of worship, and other facilities where people gather are set a minimum of 100 feet back from high voltage power lines or substations.

Applicable and the Project
complies through Project design.

4.8 Hydrology/Water Quality
Topic 1: Violate Water Quality
Standards/Degrade Water
Quality.

Would the project violate any water
quality standards or waste
discharge requirements or
otherwise substantially degrade
surface or ground water quality?
Policy HSN-1.9: Require that development projects employ low impact development (LID) design techniques that manage stormwater so as to inﬁltrate, ﬁlter, store, evaporate, and detain runoƯ close to the source of rainfall in order to reduce stormwater runoƯ and minimize increases in downstream runoƯ and/or impacts resulting from new development.

Applicable and the Project
complies through Project design.

Topic 2: Deplete Groundwater
Supplies.

Would the project substantially
decrease groundwater supplies or
interfere substantially with
groundwater recharge such that the
project may impede sustainable
Policy HSN-1.9 identiﬁed above. Applicable, as identiﬁed above. 22964637
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability groundwater management of the
basin?
Topic 3: Drainage Patterns.

Would the project substantially alter
the existing drainage pattern of the
site or area, including through the
alteration of the course of a stream
or river or through the addition of
impervious surfaces, in a manner
which would:
i) result in a substantial erosion
or siltation on- or oƯ-site;
ii) substantially increase the rate
or amount of surface runoƯ in a
manner which would result in
ﬂooding on- or oƯsite;
iii) create or contribute runoƯ
water which would exceed the
capacity of existing or planned
stormwater drainage systems
or provide substantial
additional sources of polluted
runoƯ; or
iv) impede or redirect ﬂood ﬂows?
Policy HSN-1.4: In order to maximize soil stability and erosion prevention, minimize excavation, grading, cutting, or ﬁlling during construction; permit grading operations only in areas scheduled for immediate construction or paving; require erosion prevention as a strategy in the planning and design of grading operations; and avoid or minimize removal of ground cover, vegetation, and canopies.

Policy HSN-1.6: Design, construct, and maintain street and storm drain ﬂood control systems to accommodate storm ﬂows and comply with federal and State requirements, employing “green infrastructure” techniques as feasible and appropriate.

Applicable and the Project
complies through Project design.

Policy HSN-1.9 identiﬁed above. Applicable, as identiﬁed above.

Topic 4: Flood Hazard, Tsunami, or
Seiche.

In ﬂood hazard, tsunami, or seiche
zones, would the project risk
release of pollutants due to project
inundation?
Policy HSN-1.5: Coordinate with the SBCFCD to address storm drainage and ﬂood control on a sub- regional basis in order to optimize the use of existing and planned conveyance facilities.

Policy HSN-1.7: Permit in the 100-year ﬂoodplain only that development which represents an acceptable use of the land in relation to the hazards involved and the costs of providing ﬂood control facilities. Locate critical facilities, such as hospitals, ﬁre stations, police stations, public administration buildings, and schools outside of ﬂood hazard areas to the extent practicable.

Policy HSN-1.8: Review all development applications for areas within a 100-year ﬂood hazard zone for consistency with FEMA NFIP standards to mitigate ﬂood hazard potential.

Policy HSN-1.12: Refer projects proposing development below of the 566-foot elevation mark to the United States Army Corp of Engineers (USACE) to ensure that future land use proposals and activities Not applicable – City action.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability are compatible with estimated levels and frequency of inundation. Permit only development that has been approved by USACE below the 566-foot elevation mark.

Policy HSN-1.13: Coordinate with USACE to ensure the safety of the Prado and San Antonio Dams through regular inspection and routine maintenance.

Policy HSN-1.6 identiﬁed above. Applicable, as identiﬁed above.

Policy HSN-1.10: Through development agreements and compliance with adopted master drainage plans and existing regulations, require that new development provide necessary storm drainage improvements and ensure that upstream stormwater generators fully address stormwater needs on their property.

Applicable and the Project
complies through Project design.

Topic 5: Water Quality Plans.

Would the project conﬂict with or
obstruct implementation of a water
quality control plan or sustainable
groundwater management plan?
Policy HSN-1.9 identiﬁed above. Applicable, as identiﬁed above.

4.9 Land Use/Planning
Topic 1: Physically Divide an
Established Community.

Would the project physically divide
an established community?
Policy LCC-1.1: Foster a balanced mix of housing, employment, commercial, educational, civic, entertainment, and recreational uses in the City to support a complete community.

Policy LCC-1.3: Direct new growth so as to promote a land and resource eƯicient development pattern, strengthen north-south connections, and enhance the quality of life in Chino.

Policy LCC-1.8: Integrate uses and amenities that increase economic opportunity, neighborhood vitality, and quality of life in and around anchor institutions in Chino, including ChaƯey College and the Chino Valley Medical Center. Such uses and amenities may include the following: retail, restaurants, lodging, neighborhood services, arts/culture venues, athletic facilities, and other publicly accessible facilities.

Policy LCC-1.9: Encourage the co-location of parks, schools, police and ﬁre facilities, health services, and other community facilities to support community interaction, enhance neighborhood identity, and optimize the use of public funds.

Not applicable – City action.

Policy LCC-1.5 identiﬁed above. Not applicable, as identiﬁed above.

Topic 2: Conﬂicts with Applicable
Plans and Policies.

Would the project cause a
signiﬁcant environmental impact
due to a conﬂict with any applicable
land use plan, policy, or regulation
Policy LCC-1.8 identiﬁed above. Not applicable, as identiﬁed above.

Policy LCC-4.5: Enhance community identity with streetscape improvement and beautiﬁcation projects in both existing residential areas and commercial centers, as well as new mixed-use areas that incorporate uniﬁed landscaping and pedestrian amenities. Amenities should include bus shelters, pedestrian safety treatments such as sidewalk bulb-outs and widening and improved Not applicable as the Project is not
located within a corridor or
gateway.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability adopted for the purpose of avoiding
or mitigating an environmental
eƯect?
crosswalks, and City-branded decorative elements such as street lighting, concrete pavers, tree grates, and theme rails.

Policy LCC-4.6: Rely on strong landscape treatments, setbacks, sign controls, and, where feasible, underground utilities and street improvements to prevent visual chaos where businesses are competing for attention.

Policy LCC-4.7: Ensure that commercial and mixed-use development conforms to regulations limiting the size, location, and general character of signage and façades so as not to disrupt the residential character of the neighborhood.

Policy LCC-4.8: Preserve and encourage neighborhood stores that enable shoppers to walk or bike for everyday needs, provide access to healthy foods, and promote a sense of community.

4.10 Noise
Topic 1: Increase in Ambient
Noise.

Would the project generate a
substantial temporary or permanent
increase in ambient noise levels in
the vicinity of the project in excess
of standards established in the local
general plan or noise ordinance, or
applicable standards of other
agencies?
Policy HSN-1.30: Locate and design transportation facilities, industrial uses, and other potential noise generators to minimize the eƯects of noise on adjacent land uses.

Not applicable as the Project does
not involve development of
potential noise generators.

Policy HSN-1.29: Protect occupants of existing and new buildings from exposure to excessive noise, particularly adjacent to freeways, major roadways, railway lines, and within areas of aircraft overﬂight.

Policy HSN-1.31: Apply the community noise compatibility standards (Table HSN-1) to all new development and major redevelopment projects outside the noise and safety compatibility zones established in the Chino Airport Comprehensive Land Use Plan (ACLUP) in order to protect against the adverse eƯects of noise exposure. Projects within the noise and safety compatibility zones are subject to the standards contained in the ACLUP .

Policy HSN-1.33: Limit the potential noise impacts of construction activities on surrounding land uses through noise regulations in the Municipal Code that address allowed days and hours of construction, types of work, construction equipment, notiﬁcation of neighbors, and sound attenuation devices.

Policy HSN-1.34: Noise impacts should be controlled at the noise source where feasible (as opposed to at receptor end) with measures to buƯer, dampen, or actively cancel noise sources. Site design, building orientation, building design, hours of operation, and other techniques, for new developments deemed to be noise generators shall be used to control noise sources.

Policy HSN-1.35: Require noise buƯering, dampening, or active cancellation, on roof-top or other out-door mechanical equipment located near residences, parks, and other noise sensitive land uses.

Applicable and the Project
complies through Project design.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy HSN-1.36: Developers shall reduce the noise impacts on new development through appropriate means (e.g., double-paned or soundproof windows, setbacks, berming, and screening).

Noise attenuation methods should avoid the use of visible sound walls.

NOI-1: Exterior Noise Analysis.

Prior to the issuance of building permits, site-speciﬁc exterior noise analyses that demonstrate that the site-speciﬁc project would not place residential receptors in locations where the exterior existing or future noise levels would exceed the City’s noise compatibility standards (Table HSN-1) shall be required as part of the review of future residential development proposals. Noise reduction measures, including but not limited to building noise barriers, increased building setbacks, speed reductions on surrounding roadways, alternative pavement surfaces, or other relevant noise attenuation measures, may be used to achieve the noise compatibility standards. Exact noise mitigation measures and their eƯectiveness shall be determined by the site-speciﬁc exterior noise analyses.

Applicable and the Project would
comply.

NOI-2: Interior Noise Analysis.

Prior to the issuance of building permits, site speciﬁc interior noise analyses demonstrating compliance with the City’s interior noise compatibility standards and other applicable regulations shall be prepared for noise sensitive land uses located in areas where the exterior noise levels exceed the City’s noise compatibility standards. Noise control measures, including but not limited to increasing roof, wall, window, and door sound attenuation ratings, placing heating, ventilation, and air conditioning equipment in noise reducing enclosures, or designing buildings so that no windows face freeways or major roadways may be used to achieve the noise compatibility standards. Exact noise mitigation measures and their eƯectiveness shall be determined by the site-speciﬁc exterior noise analyses.

Applicable and the Project would
comply.

NOI-3: Stationary Noise.

Prior to the issuance of a building permit, a site-speciﬁc acoustical/noise analysis of any on-site generated noise sources, including generators, mechanical equipment, and trucks, shall be prepared which identiﬁes all noise-generating equipment, predicts noise levels at property lines from all identiﬁed equipment, and recommends mitigation to be implemented (e.g., enclosures, barriers, site orientation), to ensure compliance with the City’s noise standards. Noise reduction measures shall include building noise-attenuating walls, limiting the hours of operation, or other attenuation measures. Additionally, future site-speciﬁc projects shall be required to buƯer sensitive receptors from noise sources through the use of open space and other separation techniques as recommended after thorough analysis by a qualiﬁed acoustical engineer. Exact noise mitigation measures and their eƯectiveness shall be determined by the site-speciﬁc noise analyses.

Applicable and the Project would
comply.

NOI-4: Construction Noise.

Construction contractors shall implement the following measures for construction activities Applicable and the Project
complies through Project design.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability conducted in the Planning Area. These measures shall be identiﬁed on demolition, grading, and construction plans submitted to the City:
 The City’s Development Services Department shall verify that grading, demolition, and/or construction plans submitted to the City include these notations prior to issuance of demolition, grading, and/or building permits.
 Construction activity is limited to the hours: Between 7:00 a.m. and 8:00 p.m. Monday through Saturday as prescribed in Municipal Code Section 15.44.030. No construction activities shall be permitted outside of these hours or on Sundays and federal holidays.  During the entire active construction period, equipment and trucks used for project construction shall use the best-available noise control techniques (e.g., improved muƯlers, equipment redesign, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible.
 Impact tools (e.g., jack hammers and hoe rams) shall be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muƯler on the compressed air exhaust shall be used along with external noise jackets on the tools.  Stationary equipment, such as generators and air compressors shall be located as far as feasible from nearby noise sensitive land uses.
 Stockpiling shall be located as far as feasible from nearby noise sensitive land uses.  Construction traƯic shall be limited, to the extent feasible, to approved haul routes established by the City’s Development Services Department.
 At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City’s and contractor’s authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City.  Signs shall be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned oƯ if not in use for more than 5 minutes.  During the entire active construction period and to the extent feasible, the use of noise- producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart backup alarms, which automatically adjust the alarm level based on the background noise level or switch oƯ backup alarms and replace with human spotters in compliance with all safety requirements and laws.  Erect temporary noise barriers (at least as high as the exhaust of equipment and breaking line- of-sight between noise sources and sensitive receptors), as necessary and feasible, to 23469642
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability maintain construction noise levels at or below the noise level limits established in the Municipal Code.

Topic 2: Vibration.

Would the project generate
excessive groundborne vibration or
groundborne noise levels?
NOI-5: Construction Vibration.

Prior to issuance of a building permit for a project requiring pile driving during construction within 135 feet of fragile structures, such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster); or a vibratory roller within 25 feet of any structure, the project applicant shall prepare a noise and vibration analysis to assess and mitigate potential noise and vibration impacts related to these activities. This noise and vibration analysis shall be conducted by a qualiﬁed and experienced acoustical consultant or engineer. The vibration levels shall not exceed FTA architectural damage thresholds (e.g., 0.12 in/sec PPV for fragile or historical resources, 0.2 in/sec PPV for non- engineered timber and masonry buildings, and 0.3 in/sec PPV for engineered concrete and masonry).

If vibration levels would exceed this threshold, alternative uses such as drilling piles as opposed to pile driving and static rollers as opposed to vibratory rollers shall be used. If necessary, construction vibration monitoring shall be conducted to ensure vibration thresholds are not exceeded.

Applicable and the Project would
comply.

Topic 3: Airports.

Would the project expose people
residing or working in the project
area to excessive aircraft noise
levels?
Policy HSN-1.29: Protect occupants of existing and new buildings from exposure to excessive noise, particularly adjacent to freeways, major roadways, railway lines, and within areas of aircraft overﬂight.

Policy HSN-4.1: Require that new development be consistent with the safety zone land use and noise compatibility criteria established in the Chino ACLUP . However, proposed developments that are not consistent with the ACLUP standards may be referred to the Chino City Council for consistency review, as provided by law.

Applicable and the Project
complies through Project design.

4.12 Public Services and Recreation
Topic 1: Public Services.

Would the project result in
substantial adverse physical
impacts associated with the
provision of new or physically
altered governmental facilities,
need for new or physically altered
governmental facilities, the
construction of which could cause
signiﬁcant environmental impacts,
in order to maintain acceptable
Policy PRC-3.3: Continue to coordinate with CVUSD in facility planning eƯorts to ensure the optimal use of existing sites and adequate advanced planning for embedding new school sites and facilities in the neighborhoods they serve. In addition to each school district's criteria and the school siting guidelines of the California Department of Education, the following City criteria should be applied by school districts in identifying new school sites:
 Locate elementary schools on sites that are safely and conveniently accessible, transit- supportive, and away from heavy traƯic, excessive noise, and incompatible land uses;  Locate school sites centrally with respect to their planned attendance areas;  Locate schools in areas where established and/or planned walkways, bicycle paths, or greenways link schools with surrounding uses; and
 Locate, plan, and design new schools to be compatible with adjacent uses.

Not applicable - City action.
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Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability service ratios, response times or
other performance objectives for
any of the following public services:
i. Fire Protection;
ii. Police Protection;
iii. Schools;
iv. Parks/Recreational Facilities; or
v. Other Public Facilities?
Policy PRC-3.4: Collaborate with the San Bernardino County Library, CVUSD, and other partners to ensure adequate library services and facilities are maintained for all residents and promote the siting of facilities in accessible locations with the greatest potential for positive neighborhood impact.

Policy PRC-4.3: Locate and maintain police and ﬁre equipment, facilities, and staƯing at locations and levels that allow for eƯective service delivery. Critical facilities, such as police and ﬁre stations, emergency operations centers, emergency shelters, and communications equipment, should be located so as to minimize exposure to ﬂooding, seismic, geologic, wildﬁre, and other hazards.

Policy PRC-4.5: Monitor the pace and location of development in Chino and coordinate the timing of public safety facility construction or expansion to the rise of service demand in surrounding areas.

Policy PRC-4.6: Continue to require that new development contribute funds to ensure the provision of adequate police and ﬁre services.

Applicable and development
impact fees will be paid.

Topics 2 and 3: Parks and
Recreational Facilities.

Would the project increase the use
of existing neighborhood and
regional parks or other recreational
facilities such that substantial
physical deterioration of the facility
would occur or be accelerated?

Would the project include
recreational facilities or require the
construction or expansion of
recreational facilities which might
have an adverse physical eƯect on
the environment?
Policy PRC-1.2: Increase the acreage of parks in areas of Chino where population growth is anticipated and maintain a citywide standard of three acres of parkland per 1,000 residents.

Policy PRC-1.6: Continue to facilitate the development of new parks or expansion of existing parks and recreational facilities by co-locating with and promoting joint use of new or existing public and institutional facilities (e.g., colleges, schools, libraries, and cultural facilities) in order to eƯiciently provide for community needs and oƯset operations and maintenance costs.

Policy PRC-1.7: As feasible, the City shall acquire, lease, or otherwise obtain rights to the use of odd- shaped or underutilized parcels for park or open space, prioritizing locations where population growth is anticipated and neighborhoods that do not have park or trail facilities within walking distance of homes (see Figure 4.12-2).

Not applicable – City action.

Policy PRC-1.3: Require that proponents of new development projects contribute to the acquisition and development of adequate parks and recreational facilities within the community, either through the dedication of park land or the payment of in-lieu fees.

Applicable and development
impact fees will be paid.

4.13 Transportation
Topic 1: Circulation System.

Would the project conﬂict with a
plan, ordinance, or policy
addressing the circulation system,
including transit, roadway, bicycle,
and pedestrian facilities?
Policy INF-1.3: Pursue transportation infrastructure improvements and associated funding for projects such as safer street crossings and attractive streetscapes to encourage bicyclists, walkers, and users of mobility devices.

Policy INF-1.4: Work with Omnitrans and other transit providers to improve the frequency and convenience of transit connections from Chino to major regional destinations, such as the Ontario International Airport, Metrolink rail stations, and large employment centers. Seek expanded ﬁxed Not applicable – City action
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability route services and collaborate on potential Bus Rapid Transit routes to expand transit throughout Chino.

Policy INF-2.3: Design streets to accommodate various modes according to roadway classiﬁcation and reduce conﬂicts and safety risks between modes per Figure 4.13-1. Design arterials with suƯicient capacity to accommodate anticipated traƯic based on intensity of existing and planned land use, without providing excess capacity to encourage additional non-local cut-through traƯic on City streets.

Policy INF-2.4: Undertake road-widening projects only when they are feasible on a signiﬁcant length of roadway, while still requiring necessary dedications on an on-going basis.

Policy INF-2.6: Ensure the design of new streets and the retroﬁt of existing streets minimizes traƯic volumes and/or speed as appropriate within residential neighborhoods without compromising connectivity for emergency vehicles, bicycles, pedestrians, and users of mobility devices. This could be accomplished through:
 Management and implementation of complete street strategies, including retroﬁtting existing streets to foster biking and walking as appropriate;
 Short block lengths, reduced street widths, and/or traƯic calming measures; and  Providing pedestrians and bicyclists with options where motorized transportation is prohibited.

Policy INF-2.11: As part of street redesigns, plan for the needs of diƯerent modes–such as shade for pedestrians, lighting at pedestrian scale, mode-appropriate signage, bicycle facilities, and transit amenities. Coordinate with the future Urban Forest Management Plan to ensure the right tree, is placed in the right place, for the right reason.

Policy INF-3.18: Partner with Omnitrans to expand participation in programs that oƯer free or discounted transit passes for low-income residents, youth, and/or senior citizens.

Policy INF-4.7: Require pedestrian-friendly traƯic signal accessories, such as Accessible Pedestrian Signals, which include countdown information in both a visual and auditory format, and similar technologies at all signiﬁcant pedestrian crossings.

Policy INF-4.11: Establish and maintain a comprehensive network of on- and oƯ-roadway bike routes to encourage the use of bikes for both commuter and recreational trips. Coordinate the City's network with existing and planned facilities in neighboring jurisdictions and the region to support a comprehensive active transportation network.
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy INF-4.12: Plan and seek funding for a continuous, low-stress bikeway network consisting of bicycling-friendly facilities that connect neighborhoods with destinations and activity centers throughout the City.

Policy INF-4.15: Encourage the routing of buses to the Chino Airport, ChaƯey College, The Preserve, and other major destinations to facilitate transit access for workers, students, and airport passengers.

Policy INF-4.8: Require that new subdivisions, new multifamily developments, and new developments along commercial corridors include well-lit, tree-shaded walkways that provide direct links to the public realm or adjacent public destinations such as transit stops, schools, parks, and shopping centers.

Not applicable as the Project is not
located along a commercial
corridor.

Policy INF-4.9: Remove barriers to walking, where feasible, and work with utility companies to remove barriers to allow people of all abilities to move with comfort and convenience throughout the City, including through the following:
 provision of curb ramps, crosswalks, and overpasses;
 relocation of infrastructure or street furniture that impedes travel pathways;  reducing or consolidating driveways and curb cuts; and  creation of additional walking entrances to important destinations like schools, parks, and commercial areas.

Applicable and the Project
complies through Project design.
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy INF-4.10: When designing projects, prioritize designs that encourage walking, improve pedestrian safety, and incorporate best practice designs and considerations for eƯiciencies in walking.

Topic 3: Hazards Due to a Design
Feature.

Would the project substantially
increase hazards due to a geometric
design feature (e.g., sharp curves or
dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
Policy INF-2.7: Implement standards for pavement design and roadway and intersection striping so streets are accessible by all users and all modes, and safety is improved.

Policy INF-2.8: Prioritize safe railway crossings along rail corridors in Chino.

Policy INF-2.15: Incorporate traƯic calming design into local and collector streets to promote safe vehicle speeds.

Policy INF-4.3: Adopt a “vision zero” approach to eliminate all traƯic fatalities and severe injuries, while increasing safe, healthy, equitable mobility for all.

Not applicable – City action.

Topic 4: Emergency Access.

Would the project result in
inadequate emergency access?
Policy INF-3.11: Minimize emergency vehicle response time and improve emergency access. Not applicable – City action.

4.14 Utilities and Service Systems
Topic 1: Utility Infrastructure.

Would the project require or result in
the relocation or construction of
new or expanded water, wastewater
treatment or stormwater drainage,
electrical power, natural gas, or
telecommunications facilities, the
construction or relocation of which
could cause signiﬁcant
environmental eƯects?
Policy INF-6.1: Continue to provide reliable water, sewer, stormwater, energy and telecommunications services through capital improvement projects and other mechanisms.

Policy INF-6.10: Operate, maintain and update the City-owned storm sewer system as needed to serve existing and future development.

Policy INF-6.12: Pursue expanded broadband coverage throughout Chino so that all residents have multiple provider options and improved quality of service.

Policy INF-6.14: Endeavor to incorporate state-of-the-art telecommunication systems and services (e.g., internet) for public use in City-owned public buildings and improve gaps in infrastructure to support telecommunication systems.

Policy HEQ-6.3: Promote energy and water use awareness community-wide by informing the community regarding energy audits and incentive programs (tax credits, rebates, exchanges, etc.) available for energy conservation as well as water conservation techniques, services, devices, and rebates.

Policy HEQ-6.4: Continue to implement energy and water conservation measures in City facilities and operations.

Not applicable – City action.
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy INF-6.2: Ensure that water and sewer systems are capable of meeting the daily and peak demands of Chino residents and businesses, including the provision of adequate ﬁre ﬂows.

Policy INF-6.3: Ensure that public water, wastewater, and stormwater facilities and services are provided in a timely manner to adequately serve new and existing development.

Policy INF-6.13: Maintain a "dig once" policy to streamline the installation of infrastructure, minimize disruption from construction activities, and optimize coordination among responsible agencies and developers. Encourage the undergrounding of utilities for all new development.

Policy HEQ-6.5: Promote the retention and reuse of rainwater onsite and promote the use of rain barrels or other rainwater reuse systems throughout the community.

Policy HEQ-6.6: Encourage new development to incorporate as many water-wise practices as feasible in their design and construction.

Policy HEQ-6.7: Conserve water through the provision of water-eƯicient infrastructure, drought tolerant plantings, and recycled usage to support public parks and landscaped areas.

Policy HEQ-6.8: Conserve water through the planting and maintenance of trees and landscaping, which will provide for the capture of precipitation and runoƯ to recharge groundwater, in addition to providing shading for other landscaping to reduce irrigation requirements. Ensure that any ‘community greening’ projects utilize water-eƯicient landscape.

Applicable and the Project
complies through Project design.

Topic 2: Water Supply.

Would the project have suƯicient
water supplies available to serve the
project and reasonably foreseeable
future development during normal,
dry and multiple dry years?
Policy INF-6.4: Plan comprehensively for adequate water supply to meet future demand, considering projected growth in the City and the impacts of climate change on sources of supply. Review utility plans regularly and update as needed to accommodate projected demand as the City grows.

Policy INF-6.5: Continue to coordinate with MWD, IEUA, and other partner agencies to ensure the provision of adequate water service to Chino residents and businesses.

Policy INF-6.6: Improve the reliability of the City’s water system to meet future demand, including through the construction of new water treatment facilities, groundwater wells, and storage tanks.

Policy INF-6.8: Support implementation of the Chino Basin Recharge Master Plan Update to enhance groundwater recharge and ensure long-term water sustainability in the Chino Basin.

Policy INF-6.9: Maintain a surface water/groundwater conjunctive use program, which uses more surface water when it is available and more groundwater when surface water is limited.

Not applicable – City action.

Policy HEQ-6.3 and Policy HEQ-6.4 identiﬁed above. Not applicable, as identiﬁed above. 24075648
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability Policy HEQ-6.5 through Policy HEQ-6.8 identiﬁed above.

Applicable, as identiﬁed above.

Topic 3: Wastewater Treatment.

Would the project result in a
determination by the wastewater
treatment provider which serves or
may serve the project that it has
adequate capacity to serve the
project’s projected demand in
addition to the provider’s existing
commitments?
Policy INF-6.1 and Policy INF-6.10 identiﬁed above. Not applicable, as identiﬁed above.

Policy INF-6.2 and Policy INF-6.3 identiﬁed above. Applicable, as identiﬁed above.

Topics 4 and 5: Solid Waste.

Would the project generate solid
waste in excess of state or local
standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of
solid waste reduction goals?

Would the project comply with
federal, state, or local management
and reduction statutes and
regulations related to solid waste?
Policy HEQ-7.1: Reduce the amount of solid waste disposed in landﬁlls by promoting source reduction and recycling throughout Chino and by expanding the range of programs and information available to residents and businesses, consistent with state requirements.

Policy HEQ-7.2: Strive to reduce at source, recycle, or compost 75 percent of solid waste generated in the community from the year 2025 forward, consistent with state targets.

Not applicable – City action.

4.15 Wildﬁre
Topic 1: Emergency Response
Plans.

Would the project substantially
impair an adopted emergency
response plan or emergency
evacuation plan?
Policy HSN-1.20 and Policy HSN-3.3 identiﬁed above. Not applicable, as identiﬁed above.

Policy HSN-3.4 identiﬁed above. Applicable, as identiﬁed above.

Topic 2: Wildﬁre.

Due to slope, prevailing winds, and
other factors, would the project
exacerbate wildﬁre risks, and
Policy HSN-1.14, Policy HSN-1.15, Policy HSN-1.16, Policy HSN-1.18, and Policy HSN-1.19 identiﬁed above.

Not applicable, as identiﬁed above.

Policy HSN-1.17 and Policy HSN-1.21 identiﬁed above. Applicable, as identiﬁed above. 24176649
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Appendix A
City of Chino 2045 General Plan MMRP Applicability Matrix Vesting Tentative Tract Map (VTTM) No. 20845 Project
Impact Thresholds1 General Plan Policies and General Plan EIR Mitigation Measures (MM) Applicability thereby expose project occupants to
pollutant concentrations from a
wildﬁre or the uncontrolled spread
of a wildﬁre?
Policy HSN-2.7: Require new development to underground utility lines wherever feasible and continue to coordinate with electricity and telecommunications providers to underground existing overhead lines throughout Chino.

Applicable and the Project
complies through Project design.

Topic 3: Infrastructure.

Would the project require the
installation or maintenance of
associated infrastructure (such as
roads, fuel breaks, emergency water
sources, power lines or other
utilities) that may exacerbate ﬁre
risk or that may result in temporary
or ongoing impacts to the
environment?
Policy HSN-2.7 identiﬁed above. Applicable, as identiﬁed above.

Topic 4: Flooding or Landslide.

Would the project expose people or
structures to signiﬁcant risks,
including downslope or downstream
ﬂooding or landslides, as a result of
runoƯ, post-ﬁre slope instability, or
drainage changes?
Policy HSN-1.5, Policy HSN-1.7, Policy HSN-1.8, Policy HSN-1.12, and Policy HSN-1.13 identiﬁed above.

Not applicable, as identiﬁed above.

Policy HSN-1.6 and Policy HSN-1.10 identiﬁed above. Applicable, as identiﬁed above.

24277650

PUBLIC WORKS CONDITIONS OF APPROVAL
Reviewed/Approved By: JP Date: 5/28/2026
Template Rev. 11/4/2025
TRACT MAP NO. 20845
DATE: May 28, 2026 PC MEETING DATE: June 17, 2026
PROJECT DESCRIPTION: 55 Lots SFR Development
PROJECT LOCATION: 13981 Cypress Avenue
APPLICANT: PLC Communities PROJECT ENGINEER: Jorge Alvarado

PRIOR TO THE FOUR MAJOR DEVELOPMENT EVENTS, THE APPLICANT SHALL SATISFY AND FULFILL ALL CONDITIONS OUTLINED BELOW. FAILURE TO COMPLY WITH ANY CONDITIONS OF

APPROVAL SHALL BE DEEMED JUST CAUSE FOR REVOCATION OF PROJECT APPROVAL BY THE PLANNING COMMISSION. HOWEVER, THE PUBLIC WORKS DIRECTOR SHALL HAVE THE

AUTHORITY TO APPROVE MINOR DEVIATIONS IN THE CONDITIONS OF APPROVAL, AND ALL PLANS INCLUDING THE CONSTRUCTION DRAWINGS.

1.0 PRIOR TO MAP RECORDATION:

1.1 Provide a preliminary Title Report no older than 60 days.

1.2 Submit a soils/geology report in accordance with Appendix J of the California Building Code, latest edition to the project engineer for review and approval.

1.3 Make the following dedications:

Street Name Distance (R/W Total) Direction From C/L
Amsterdam Ave 7’ (56’) East
Aguerre 56’ North/South
Street “A” and “C” 56’ East/West
Street “B” (Bohlander) 56’ North/South

1.4 Provide a set of proposed Covenants, Conditions and Restrictions (CC&R) for review and approval.

The proposed CC&Rs shall contain the Association’s/Owner’s maintenance obligations with respect to various facilities including, but not limited to, right-of-way landscaping, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental entity.

1.5 Execute a Subdivision Agreement and submit security in an amount acceptable to the City Engineer to guarantee construction of the public improvements listed in 2.6. All security must be accessible to the City at any time and in a form acceptable to the City Engineer, pursuant to Government Code, Section 66499.

1.6 Provide a Monumentation Bond in an amount specified in writing by a Registered Engineer or Licensed Land Surveyor of Record.

1.7 Comply with all applicable requirements of the City Municipal Code.

1.8 Provide a Pedestrian Accessibility Plan that labels and indicates the path location and conceptual design of the following structures and facilities:
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TRACT MAP NO. 20845 2 May 28, 2026
a. Sidewalks and walks (public right of way sidewalk, walks within the development) b. Curb ramps (should be directional with one curb ramp provided for each pedestrian crossing and shall comply with the City’s Policy on Accessible Pedestrian Facilities) c. Pedestrian crossings at driveways;
d. Crosswalks (marked, unmarked, signalized); and
e. Path of travel from right-of-way to recreation facilities (parks, restroom)

1.9 The Pedestrian Accessibility Plan requested in 1.8 should clearly indicate structures that are proposed with this site and future per other phases and/or site plans. Pedestrian facilities (privately or publicly owned) that are open to the public shall comply with accessibility standards in the City’s Policy on Accessible Pedestrian Facilities, the current edition of the CBC in effect at the time of building permit issuance or, if no permit, the date construction commences, and Part 36 of Title 28 of the Americans with Disabilities Act (ADA) regulations, which include the 2010 ADA Standards.

1.10 Existing pedestrian facilities on the frontage of the development, open to the public within the development, shall be evaluated for accessibility. The street frontage includes all adjacent pedestrian facilities, created by, extended from, or connected to any required or provided sidewalks improvements. The frontage may include sidewalks, curb ramps, connecting crosswalks (marked and unmarked), and other associated pedestrian facilities. a. The following existing improvements shall be made compliant with accessibility regulations as a part of this project:
i. sidewalks/walks
ii. shared-use paths/multi-purpose paths
iii. curb ramps
iv. driveway approaches crossings
b. Improvements that are non-compliant with the accessibility standards in effect at the time of construction or alteration, shall be brought up to current accessibility standards. This work shall be incorporated into the scope of this project and shall be completed prior to acceptance by the City.
c. Improvements that are compliant with the accessibility standards in effect at the time of construction, shall be documented on a separate construction plan with detailed specifications (running and cross slopes of all pedestrian walking surfaces, locations, dimensions and slopes of maneuvering spaces and landings, width of sidewalk, clear width and vertical clearance from obstructions). The accessibility of existing improvements will be verified by City inspection staff upon completion of the project. Discrepancies between documented existing conditions and existing conditions as measured by City staff shall be remediated and brought up to accessibility standards as part of the project.

1.11 Pay all applicable fees pursuant to City Municipal Code including, but not limited to, plan check fees.

2.0 PRIOR TO ISSUANCE OF BUILDING PERMITS FOR ANY LOT WITHIN THE SUBDIVISION/ PRIOR TO ISSUANCE OF CONSTRUCTION PERMITS:

2.1 Record Tract Map No. 20845 pursuant to the Subdivision Map Act and in accordance with City Municipal Code. Provide a duplicate photo Mylar of the recorded map to the City Engineer's office.

2.2 All required plans and studies shall be prepared by a Registered Professional Engineer and submitted to the project engineer for review and approval. All project plans must be approved by 24479652
TRACT MAP NO. 20845 3 May 28, 2026
the City Engineer's office before a Building Permit will be issued. All maps, studies, calculation sheets, reports, etc. must be on and/or folded in an 11-inch x 8 1/2-inch standard format.

2.3 Prepare and submit a drainage study, including supporting hydraulic and hydrological data to the project engineer for approval. The study shall confirm or recommend changes to the City's adopted Master Drainage Plan by identifying off-site and on-site storm water runoff impacts resulting from build-out of permitted General Plan land uses. In addition, the study shall identify the project's contribution and shall provide locations and sizes of catchments and system connection points and all downstream drainage-mitigating measures.

2.4 Prepare and submit a final grading plan showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control, slope easements and other pertinent information in accordance with Appendix J of the California Building Code, latest edition.

2.5 Provide a certificate, from a Registered Civil Engineer, certifying that the finished grading has been completed in accordance with the City approved grading plan.

2.6 Design full public improvements for all impacted and interior streets/facilities in accordance with the City Municipal Code, Standards and Specifications. Such public improvements may include, but not be limited to the following: (Please coordinate and verify all requirements with the project engineer.)
Street Names
Amsterdam
Avenue
Cypress
Avenuef
Interior
Streets
(A-C)
Interior
Street
Aguerre
Curb & Gutter (Offset from Centerline) X (28’) X (18’) X (18’) Sidewalk (Width) X (5’)g X (5’) X (5’) X(Varies)a
Asphalt Concrete Pavement on Aggregate Base
(Width from Centerline) X (18’) X (18’)
Asphalt Concrete Grind & Overlay X (2’)
Street Lights X X X
Parkway Landscaping(i) X X X X
Signing & Striping and Traffic Controls X X X X
Sewer X X
Storm Drain including Underground Detention X
Domestic Water Xb X X
Irrigation Water Service, Meter & Backflow X X X X
Fire Hydrants as required by CVIFD X X
Driveways Xc
Slurry Seal Xe
ADA Rampsd X X X X
Underground all utilities 34.5kV or less Xh
(a) The proposed sidewalk along the south side of Aguerre within the Paseo shall be an 8-foot- wide meandering sidewalk. The sidewalk along the north side of Aguerre shall be 5 feet wide. (b) A proposed 12-inch PVC (C-900) water line shall be constructed from the existing 10-inch PVC at Pepperdine Street and extend south to the project entry at Aguerre. 24580653
TRACT MAP NO. 20845 4 May 28, 2026
(c) The existing driveways south of the project site on the west side of Cypress Avenue shall be upgraded to meet City of Chino Standard Drawing No. 240 and constructed as shown in the approved Conceptual Grading Plan including onsite grading as required by the design. (d) Construct ADA ramps as shown in the approved Conceptual Grading Plan, including at Dalton Street & Amsterdam Avenue, Pepperdine Avenue & Aguerre, and throughout the interior streets. (e) Slurry seal Cypress Avenue along the west side of the street, from the edge of the gutter to the street centerline.
(f) Public improvements including concrete sidewalk, curb & gutter, street lighting and parkway landscaping along the west side of Cypress Avenue shall extend from the northern project boundary to Edison Avenue, as shown and approved in the Conceptual Grading Plan. (g) The sidewalk along the east side of Amsterdam Avenue shall extend north to Pepperdine Avenue and connect to the existing sidewalk at the curb return at the southeast corner of Pepperdine Avenue and Amsterdam Avenue.
(h) Along project frontage on the west side of Cypress Avenue. (i) The HOA shall be responsible for the maintenance of parkway landscaping constructed in the right-of-way along the property frontage for this development. (j) Repair all damage to existing public improvements caused by the proposed construction activities and as requested by the Public Works Inspector.

2.7 All improvements shall comply with federal, state, and local accessibility regulations and standards. a. The review or approval of plans and specifications by the City does not permit the violation of any section of the federal law, state law, building code, or local ordinance. b. Where accessibility standards are contradictory, the provision that provides the most accessible (restrictive) condition shall apply.
c. Where the project’s conditions of approval conflict with accessibility regulations and standards, the prevailing provision shall be determined by City’s Accessibility Coordinator and City Engineer.

Pedestrian facilities (privately or publicly owned) that are open to the public shall comply with the City's Policy on Accessible Pedestrian Facilities, accessibility standards in the CBC, and ADA regulations at Part 36 of Title 28, which include the 2010 (ADA) Standards.

Accessibility of existing and proposed building improvements will be evaluated by the City’s building department. Those comments and requests are in addition to those provided herein.

2.8 Obtain design and plan approval from appropriate utility companies for undergrounding all utility lines joining and interior to the project, including power lines of 34.5 kV or less, pursuant to City Municipal Code, Chapter 13.32. The applicant shall provide documentation, in the form of e-mail correspondence or formal letters, demonstrating coordination with all applicable utility providers.

2.9 Pay all applicable fees pursuant to City Municipal Code including, but not limited to, the Development Impact Fees (DIF) and Sewage Facilities Development Fee (SFDF). The actual amount of fees due to the City will be based on the fee schedule in place on the date that the fees are due, or the date that they are paid, whichever occurs last. The fee amount stated in this notice is subject to change based on (1) annual adjustments for inflation, pursuant to Chino Municipal 24681654
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Code, Chapter 3.40.100 or 3.45.100, (2) revisions to the Chino Municipal Code, and (3) updates to the fee studies and nexus reports adopted by the City.

Developer is solely responsible for remaining informed about changes in the fee amounts. City shall have no obligation to inform Developer of changes in the fee amounts unless Developer requests notice of such changes, pursuant to Government Code Section 66019(b) and Chino Municipal Code Chapter 3.40.080(B) or 3.45.080(B).

2.10 All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board’s (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NOI) with the SWRCB for coverage under this permit is required. A copy of the Waste Discharger’s Identification Number (WDID), issued by the SWRCB, must be submitted to the Project Engineer prior to issuance of grading permits. More detailed information regarding this General Permit, applicable fee information and the necessary forms to complete the NOI are available by calling (916) 341-5537 or on the SWRCB web site at http://www.swrcb.ca.gov/water_issues/programs/stormwater/constpermits.shtml

2.11 Pursuant to Santa Ana Regional Water Quality Control Board Order Number R8-2010-0036, NPDES Permit No. CAS618036, prepare a project-specific Water Quality Management Plan (WQMP) and submit to the project engineer for review and approval. To address NPDES Permit requirements to the maximum extent practicable, the project shall be designed to specify preferential use of Low Impact Development Best Management Practices that reduce pollutants and runoff volume through structural measures (e.g. infiltration, harvesting, and bio-treatment) and non-structural measures (e.g. preserving natural areas, clustering development, and reducing impervious areas). The WQMP shall conform to the requirements of the San Bernardino County Stormwater Program, 2013 WQMP Technical Guidance Document and include the Trash Order Implementation Plan requirements.

2.12 Any future maintenance and repair of sewer laterals, except for the portion of lateral located within the public right-of-way or public easement, and domestic water or fire service laterals to the project site shall be the sole responsibility of the applicant/property owner in accordance with City Code, Chapter 13.04.175 and 13.12.150.

2.13 Existing onsite water wells shall be abandoned in accordance with applicable Department of Drinking Water standards and all applicable regulatory requirements including the City of Chino Standard number 465, subject to review and approval by the City’s Water Utilities Supervisor and Public Works Environmental staff.

2.14 Potable water to be used for grading operations, dust control activities, and common area/public landscape irrigation at the time of permit issuance.

2.15 All public street corners shall have a minimum curb radii per City Municipal Code, Chapter 19.06 and City Standards and Specifications.

2.16 Provide adequate sight distance (per City Standard No. 865) for each project driveway and at all intersections. Landscaping type and height shall be maintained to ensure sight distance requirements are perpetuated.

2.17 Submit to the City electronic files, in Adobe Acrobat PDF format, of all submittals, including reports, studies, improvement plans, and City redlines of previous submittals. Include AutoCAD and Esri GIS shape files as an e-transmitted zip file of all approved improvement plans.

2.18 Comply with all requirements of the Traffic Impact Analysis (TIA) dated Feb 03, 2026 including participation in fair share contributions and construction of required improvements. 24782655
TRACT MAP NO. 20845 6 May 28, 2026

2.19 (I) Annex into the current services special tax community facilities district of the City (the “City Services CFD”) through the submission of an application to the City’s Finance Department along with the payment of $11,000.00 plus the per parcel fee, for the City’s outside costs of the annexation process, or (II) form a new City community facilities district with a services special tax component commensurate with the City Services CFD, or (III) provide a lump sum payment to the City which, based on current interest rate conditions, is projected to finance in perpetuity the same services projected to be provided through annexation into the City Services CFD. Upon completion of the annexation, an annual special tax will be assessed on the property tax bill to each Assessor Parcel at an established rate set by the City Services CFD document entitled “Rate and Method of Apportionment” available for review in the CFD Annual Report located at:
https://www.cityofchino.org/222/Community-Facilities-District-Mello-Roos This annual tax is used to fund Police, Fire and other municipal services provided to residents and businesses in the general City.

2.20 Record Parcel Map No. 20988 pursuant to the Subdivision Map Act and in accordance with City Municipal Code. Provide a duplicate photo Mylar of the recorded map to the City Engineer's office.

3.0 PRIOR TO REQUEST AND RELEASE OF ANY OCCUPANCY PERMITS:

3.1 Construct and secure Public Works Department approval of all public facilities enumerated under Section 2.7 above (per Resolution No. 88-23).

3.2 Underground all utility lines adjoining and interior to the project, including power lines of 34.5kV or less in accordance with City Municipal Code, Chapter 13.32.

3.3 Distribute for signature of all buyers, the information and disclosure notice announcing that the project property will be subject to an annual special East Chino Specific Plan area Community Facilities District Tax.

3.4 The applicant’s Civil Engineer shall field verify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP. BMPs shall also be inspected by Public Works Environmental staff. Coordinate inspection with staff and submit a completed City of Chino BMP field verification form for review and approval.

3.5 Rehabilitate all street pavement along all streets impacted by the development as directed by City staff. Install signing and striping per approved plans.

3.6 Pay all remaining applicable fees pursuant to City Municipal Code.

4.0 PRIOR TO FINAL ACCEPTANCE/PROJECT CLOSEOUT:

4.1 Complete all Conditions of Approval listed under Sections 1-3 above.

4.2 Submit to the City a letter from the surveyor indicating monuments required for the map have been set and they have been fully paid for their services.

4.3 Coordinate with the City and Southern California Edison (SCE) to transfer all applicable streetlight electrical service accounts to the City.

4.4 Submit to the City, electronic files of Tract/Parcel Map and “as-built” improvement plans in AUTOCAD, Esri GIS shape and Adobe Acrobat PDF formats. AUTOCAD files shall be submitted as an etransmitted zip file of the CAD drawings with all base files attached. Scanned resolution of PDF shall be a minimum of 360 dpi.
24883656
Rev. 6/6/23

CITY OF CHINO

PUBLIC WORKS DEPARTMENT

DEVELOPMENT ENGINEERING DIVISION
TRACT MAP NO. Error! Reference source not found.

PROJECT ENGINEER: Jorge Alvarado
DATE: 5/28/2026

A COPY OF THIS CHECK LIST MUST BE PROVIDED ALONG WITH A COMPLETED PLAN CHECK REVIEW APPLICATION TO THE

ENGINEERING TECHNICIAN WHEN MAKING AN APPOINTMENT FOR FIRST PLAN CHECK SUBMITTAL Copy of Development Engineering Division Conditions of Approval Plan Check Fee Calculation Form
Maps (Subdivision Only)
Preliminary Title Report (no older than six months) (Subdivision Only) Closure Calculations (Subdivision Only)
Referenced Maps (Subdivision Only)
Preliminary Soils Report (no older than sixty days)
Lot line adjustment certificate
Lot merger
Right-of-way dedication (May be shown on the Map)
Rough Grading Plans
Precise Grading Plans
Storm Drain Plans
Hydrology and Hydraulic Calculations with Backup Data (Signed and Sealed by a Registered Civil Engineer)
Engineering Cost Estimates (Onsite/Offsite On City Forms) w/ Engineer’s Wet Signature & Stamp Street Improvements Plans
Copies of Cross-Sections (if street plans are required) at 50’ intervals and extended a minimum of 100’ beyond limits of improvements
Sewer Plans
Domestic Water Plans
Recycled Water Plans
Street Light Plans including a Photometric Diagram
Voltage Drop Calculations (Signed and Sealed by a Registered Engineer) Signing and Striping Plans
Traffic Signal Interconnect Plans
Traffic Signal Plans
Water Quality Management Plan
24984657
Special Districts Leadership Foundation - District of Distinction Since 2008

May 20, 2026

It is a recommendation of the Fire District that the developer of every new construction project facilitate a preconstruction meeting. The meeting is to be scheduled with the Fire District Inspector for said project.

The following are the conditions of the above referenced permit/project. All conditions shall be adhered to, failure to comply with said conditions may result in the revocation of said permit and/or punitive fines as outlined in the Fire District fee schedule.

We look forward to a cooperative working relationship throughout the project. Should you have any questions regarding the project, including the conditions as set forth herein, please feel free to contact our office at (909) 902-5280.

1.0 THE ITEMS BELOW ARE CONDITIONS OF APPROVAL AND ARE TO BE COMPLETED PRIOR TO RECORDATION:

1.1 Fire access roads shall be designed and plans submitted to the Fire District for approval.

Fire access roads shall be constructed of an all -weather hard surface, such as, asphalt or concrete, and be a minimum unobstructed width of 26 feet. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. The road grade sha ll not exceed twelve percent (12%) maximum. An approved turn around shall be provided at the end of each roadway in excess of 150 feet in length.

Chino Valley Fire District
14011 City Center Drive
Chino Hills, CA 91709
(909) 902-5260 Administration
(909) 902-5250 Fax
Chinovalleyfire.org

2025-00000403

Fire Protection Requirements

PLC COMMUNITIES
888 SAN CLEMENTE DR STE 200
NEWPORT BEACH, CA - California 92660
Project Name: DRC25-0008, PL25-0021
PL25-0084 TTM - 55 SFR
Project Address: 13918 CYPRESS AVE
CHINO, CA 91710

Board of Directors

Mike Kreeger
President
Tom Haughey
Vice President
Harvey Luth
Sarah Ramos-
Evinger
Andrew Romaine

Fire Chief
Dave Williams
25085658
Special Districts Leadership Foundation - District of Distinction Since 2008

Aerial access shall be provided for any buildings 30’ ft. and higher per 2025 CFC.

Appendix D. A 26’ ft. wide access road shall be a minimum of 15’ ft. to the building and a maximum of 30’ ft. from the building. Access roads shall comply with Fire Distric t Standard No. 111.

1.2 Water systems shall be designed to meet the required fire flow of this development and be approved by the Community Risk Reduction Division. Buildings in excess of 100,000 square feet shall have a minimum of two (2) connections to a public main. The developer shall furnish the Community Risk Reduction Division with three (3) copies of the water system working plans done by the installing contractor for approval, along with the Fire Flow Availability Form completed by the water purveyor prior to recordation. The required fire flow shall be determined by using the California Fire Code, current adopted edition. For all private systems, the water systems shall comply with Fire District Standard Nos. 101, 102, and 103. In areas without water-serving utilities, fire protection water systems shall be based on NFPA Pamphlet 1231. For water connections and work conducted in the public right of way, please refer to separate plans reviewed and approved by the water purveyor.

1.3 Fire hydrants shall be six -inch (6") diameter with a min imum one four-inch (4") and one two and one-half inch (2-1/2") connections. All fire hydrants shall be spaced a maximum of six hundred feet ( 600') apart. Private water systems shall comply with Fire District Standard Nos. 101, 102, and 114. All hydrants shall be installed with pave ment markers to identify their locations.

1.4 Access drives which cross property lines shall be provided with CC & R's, access easements or reciprocating agreements and shall be recorded on the titles of affected properties. Copies of the recorded documents shall be provided at the time of Fire District plan review.

1.5 Underground fire mains which cross property lines shall be provided with CC & R's, easements, or reciprocating agreements addressing the use and maintenance of the mains and hydrants and shall be recorded on the titles of affected properties. Copies of the recorded documents shall be provided at the time of Fire District plan review.

2.0 THE ITEMS BELOW ARE CONDITIONS OF APPROVAL AND ARE TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMIT:

2.1 Fire access roads shall be constructed and approved by the Community Risk Reduction Division prior to combustibles being brought onto the site.

2.2 Approved street signs shall be installed prior to issuance of building permits, as well as a job site address.

2.3 Fire Protection water systems shall be tested, operational, and approved by the Community Risk Reduction Division prior to combustible materials being brought to the site.

2.4 All flammable vegetation shall be removed from each building site for a minimum distance of thirty feet (30') from any flammable building material including all structures.

25186659
Special Districts Leadership Foundation - District of Distinction Since 2008

2.5 A detailed site plan of the development is required to be submitted in electronic (pdf. ) format. The plan must show and be limited to: locations of property lines, buildings, and equipment and hazards for emergency response purposes. Please refer to Fire District Standard No. 143. Additional or revised files may be required during construction and/or prior to final signoff.

2.6 The Developer shall submit, as an electronic file, a dra wing of the new streets in pdf format to the Fire District with the building construction plans. Format must contain and be restricted to the following layers: A. Right of way; B. Parcel Lines; C. Street Names; D. Address numbers; E. Fire Hydrants . Additional or revised files may be required during construction and/or prior to final signoff.

3.0 THE ITEMS BELOW ARE CONDITIONS OF APPROVAL AND ARE TO BE COMPLETED PRIOR TO OCCUPANCY:

3.1 A residential "life safety" fire sprinkler system is required. The developer shall submit an electronic/PDF set of detailed plans and hydraulic calculations to the Community Risk Reduction Division for approval. The system shall be installed, tested and approved prior to occupancy. The system shall meet the standards of NFPA 13R or 13D and Fire District Standard No.126. Dwellings in excess of 5,000 square feet shall provide calculations of the (4) four most remote sprinkler heads. For NFPA 13R systems, the contractor is required to submit a report to The Compliance Engine (TCE).

3.2 Smoke and Carbon Monoxide alarms are required to be installed per Section 310 of the California Building Code, current adopted edition. Locations shall be in accordance with code requirements.

3.3 "No Parking - Fire Lane" signs shall be installed in interior access drives at locations designated by the Community Risk Reduction Division. Curbs shall be painted red at locations designated by the Community Risk Reduction Division. Please refer to Fire District Standard No. 121.

3.4 Residential street addresses shall be posted with a minimum of four inch (4") numbers, shall be electrically illuminated (by 12 -volt power source only) by internal means during the hours of darkness. Posted numbers shall contrast with the background used and be legible from the street in accordance with the California Fire Code, current adopted edition. Where building is set back more than 100 feet from the roadway, additional non - illuminated four inch (4") numbers shall be displayed at the proper ty access entrance.

These numbers shall also contrast with the background used. Please refer to Fire District Standard No. 122.

25287660
Special Districts Leadership Foundation - District of Distinction Since 2008

3.5 An electronic/PDF set of plans shall be submitted separately for each of the following listed items to the Fire District for review, approval and permit prior to any installation or work being done. Approved plans must be maintained at the worksite during construction. Fees are due at the time of submittal.

a) Building Construction, includes tenant improvement work b) Private (onsite) Underground Fire Protection Water Systems, if applicable c) Fire Sprinkler Systems, designed by C16 contractor or registered engineer

Applicable Standards:

101, 102, 103, 111, 114, 122, 126

CVFD Standards available online at http://www.chinovalleyfire.org

25388661
1 STREET 'B'
55 2345678910 111213 14151617181920212223242540414243444546495051525354 4748
26272829303132333435
36373839

STREET 'C'

STREET 'A'LOT 'A'

LOT 'B'

LOT 'C'
AVENUE

LOT 'D'

AMSTERDAM

OPEN SPACELOT 'F'

LOT 'E'OPEN SPACE
LOT 56OPEN SPACE /UNDERGROUNDDETENTION
N 0°05'50" E 892.74'
N 89°59'05" W 153.12'
N 0°04'48" E 750.83'
N 89°58'51" W 631.25'
N 84°55'58" W 245.67'
N 73°50'26" E 230.35'
N 7°15'20" E 100.14'

AMSTERDAM
AVENUE

EDISON PEPPERDINE STREET
AVENUE

CYPRESS
AVENUE
MM
MM
CITY OF CHINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIANEIGHBORHOOD 3 / SUBAREA CSHEET OF 2 TECHNICAL SITE PLAN - VTTM 20845
VESTING TENTATIVE TRACT MAP NO. 20845APPLICANT/DEVELOPER P L A N N E R SE N G I N E E R S S U R V E Y O R S(949) 251-88215 PETERS CANYON ROADSUITE 305IRVINE, CA 92606WWW.MDSCONSULTING.NET

ENGINEERTECHNICAL SITE PLANEAST CHINO SPECIFIC PLAN
5-28-20261

GROSS ACREAGE
SINGLE-FAMILY RESIDENTIALLAND USE1-55LOTS

12.42 AC
ACREAGEPERCENT(%)
100.0%OPEN SPACE9.23 AC0.20 AC56DETENTION0.11 AC

12.421''=40'MAY 28, 2026CONTOUR INTERVAL:GROSS ACREAGE:DATE:SCALE:

SINGLE-FAMILY RESIDENTIALNUMBER OF LOTS: TOTAL55 OPEN SPACE / UNDERGROUND 2 FOOT
62 'E' -'F'
PUBLIC STREETS1

OPEN SPACE / UNDERGROUND
2 0.9%1.6%74.3%
DETENTION1 AMSTERDAM AVENUEOPEN SPACE3
PUBLIC STREETS1.79 AC14.4% 'A' -'C'AMSTERDAM AVENUE1.09 AC8.8% 'D' THE NORTH 1/2 OF LOT 17 AND A PORTION OF LOT 32, SECTION 13, TOWNSHIP 2 SOUTH,RANGE 8 WEST, SAN BERNARDINO MERIDIAN, ACCORDING TO MAP OF SUBDIVISION OF PARTOF RANCHO SANTA ANA DEL CHINO, IN THE CITY OF CHINO, AS PER MAP RECORDED IN BOOK6, PAGE 15 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAN BERNARDINO COUNTY,CALIFORNIA. 1021-251-01 (PORTION)1021-241-031021-241-02
SHEET 1TITLE SHEETTECHNICAL SITE PLANSHEET 2
PLC COMMUNITIES888 SAN CLEMENTE DRIVESUITE 200NEWPORT BEACH, CA. 92660 MDS CONSULTING5 PETERS CANYON ROADIRVINE, CA. 92606PHONE: (949) 251-8821CONTACT: ED LENTHSUITE 305 ATTN: BILL HOLMANPHONE: (949) 721-8200
MAXIMUM S.F. LOT AREA:AVERAGE S.F. LOT AREA:MINIMUM S.F. PAD AREA:AVERAGE S.F. PAD AREA:GROSS ACREAGE:GROSS DENSITY:NET ACREAGE:NET DENSITY:

NUMBER OF S.F. RESIDENTIAL LOTS:MINIMUM S.F. LOT AREA:5514,912 SF7,318 SF5,846 SF6,904 SF12.42 AC4.4 DU/AC MINIMUM S.F. LOT SIZE:

12.42 AC4.4 DU/AC
60' x 100'6,000 SF
PLAN 1SFRSPLAN 1SFRFPLAN 1SFRR20' - 2"(LOTS 1-55)21' - 8"21' - 6"26' - 10"30' - 9"29' - 0"30' - 3" WEST:SOUTH:EAST:NORTH:. PROPOSED ZONING:5.PROPOSED LAND USE:6.SINGLE-FAMILY RESIDENTIALADJACENT LAND USE:7.EAST CHINO SPECIFIC PLAN: RD 4.5CYPRESS AVENUE/SINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIAL EXISTING GENERAL PLAN:1.EAST CHINO SPECIFIC PLAN: RD4.5 (4.5 DU/AC)EXISTING ZONING:2.EAST CHINO CHINO SPECIFIC PLAN: RD 4.5 (4.5 DU/AC)EXISTING LAND USE:3.AGRICULTUREPROPOSED GENERAL PLAN:4.EAST CHINO SPECIFIC PLAN: RD 4.5 AREA (AC)LOTS'E'TOTAL0.10 AC0.11 AC0.01 AC'F'AREA (AC)STREET'A'TOTAL0.70 AC2.88 AC'B''C'0.49 AC0.60 AC'D'1.09 AC FRONT:MAIN DWELLING:GARAGE:SIDE:INTERIOR:CORNER:REAR:CYPRESS AVENUE:INTERIOR:

PLAN 1SFRS1-STORY1st FLOORGARAGEPORCHTOTAL2,568 SF442 SF47 SF3,303 SF246 SF(7 UNITS)PLAN 1SFRFPLAN 1SFRR PLAN 2SFRS2-STORY2nd FLOORGARAGEPORCHTOTAL1,852 SF618 SF144 SF4,400 SFOUTDOOR LIVING140 SF (10 UNITS)1st FLOOR1,646 SFSUBTOTAL3,498 SFPLAN 2SFRF PLAN 3SFRS2-STORY2nd FLOORGARAGEPORCHTOTAL2,025 SF663 SF73 SF4,590 SFOUTDOOR LIVING242 SF (7 UNITS)1st FLOOR1,587 SFSUBTOTAL3,612 SFPLAN 3SFRF(5 UNITS) 2SFRS
3SFRS3SFRF
2SFRF
2-STORY2nd FLOORGARAGEPORCHTOTAL2,025 SF663 SF73 SF4,590 SFOUTDOOR LIVING242 SF1st FLOOR1,587 SFSUBTOTAL3,612 SF 2-STORY2nd FLOORGARAGEPORCHTOTALOUTDOOR LIVING
(3 UNITS)1st FLOORSUBTOTAL
1-STORY1st FLOORGARAGEPORCHTOTAL2,568 SF442 SF47 SF3,303 SF246 SF(3 UNITS)1-STORY1st FLOORGARAGEPORCHTOTAL2,568 SF442 SF47 SF3,303 SF246 SF(6 UNITS) 1SFRS1SFRF1SFRR
TURN-IN GARAGE:20.0'20.0'15.0'5.0'/10.0'15.0'15.0'15.0' PLAN 2PLAN 3PLAN 13 BR162.5 BATOTAL55

32.7%1838.2%2129.1%16 TOTAL55100.0%
4 BR213.5 BA5 BR184.5 BA
(LOTS 1-55)
(LOTS 1-55)
231998
TOTAL55 411 58 66 MBO4
3 18
4 21
1 16
14-19, 45-477-13, 48-495-6, 50-5520-25, 40-4432-3926-311-4 333333443233231112 PLAN 2PLAN 3PLAN 1
PLAN 2SFRI
3SFRI
2SFRI
2-STORY2nd FLOORGARAGEPORCHTOTALOUTDOOR LIVING
(8 UNITS)1st FLOORSUBTOTAL
PLAN 3SFRI(6 UNITS)2-STORY2nd FLOORGARAGEPORCHTOTAL2,025 SF663 SF73 SF4,590 SFOUTDOOR LIVING242 SF1st FLOOR1,587 SFSUBTOTAL3,612 SF (LOTS 1-55)PHASE 1
FARMHOUSE (SFRF)TOTAL100% SPANISH (SFRS)8 14312.5%50.0%1 1004 022 ITALIAN (SFRI)37.5%3 021 PHASE 3
PHASE 2
FARMHOUSE (SFRF)TOTAL100% SPANISH (SFRS)333.3%55.6%12 ITALIAN (SFRI)11.1%0 PHASE 4
PHASE 5
PHASE 6
MODELS
FARMHOUSE (SFRF)RANCH (SFRR)TOTAL100% SPANISH (SFRS)311.1%33.3%44.4% ITALIAN (SFRI)11.1% FARMHOUSE (SFRF)RANCH (SFRR)TOTAL100% SPANISH (SFRS)12.5%12.5%50.0% ITALIAN (SFRI)25.0% FARMHOUSE (SFRF)RANCH (SFRR)TOTAL100% SPANISH (SFRS)25.0%25.0%25.0% ITALIAN (SFRI)25.0% TOTAL100% SPANISH (SFRS)16.7%33.3% ITALIAN (SFRI)50.0%
FARMHOUSE (SFRF)TOTAL100% SPANISH (SFRS)18.2%36.4%18.2% 55 PROPOSED STORM DRAINPROPOSED SANITARY SEWERPROPOSED POTABLE WATERPROPOSED NON-POTABLE WATEREXISTING STORM DRAINEXISTING POTABLE WATEREXISTING SANITARY SEWEREXISTING GAS LINE

PROPOSED STREET LIGHTLOT LINEPROPOSED FIRE HYDRANTLOT NUMBER EX. SSEX. DW

SSRCWDWSD
EX. SDG

PROPOSED CENTERLINESTREET GRADE
PROPOSED EASEMENTPROPOSED 2:1 SLOPE1450EXISTING EASEMENT

PROPOSED TOE OF SLOPE
PROPOSED STREET GRADE1.00%TENTATIVE TRACT BOUNDARY

PROJECTSITE

PROJECTSITE
27' - 2"29' - 4"
PLAN 2SFRSPLAN 2SFRFPLAN 2SFRIPLAN 3SFRSPLAN 3SFRFPLAN 3SFRIPLC COMMUNITIES888 SAN CLEMENTE DRIVESUITE 200NEWPORT BEACH, CA. 92660ATTN: BILL HOLMANPHONE: (949) 721-8200 1,852 SF618 SF144 SF4,400 SF140 SF1,646 SF3,498 SF1,852 SF618 SF144 SF4,400 SF140 SF1,646 SF3,498 SF PLAN 1 SPANISH1SFRSPLAN 1 FARMHOUSE1SFRFPLAN 2 SPANISH2SFRSPLAN 2 FARMHOUSE2SFRFPLAN 2 ITALIAN2SFRIPLAN 3 SPANISH3SFRSPLAN 3 FARMHOUSE3SFRFPLAN 3 ITALIAN3SFRI 1110
3012

FARMHOUSE (SFRF)RANCH (SFRR)TOTALSPANISH (SFRS)ITALIAN (SFRI)

OUTDOOR LIVINGOUTDOOR LIVINGOUTDOOR LIVING
311131209351
301203011191341
31020300212010181142
21010100011010041111
4120411011242
6123201130121100
ITALIAN (SFRI)27.2%0123 RANCH (SFRR)

RANCH (SFRR)
556112414 1663702103108180576
PLAN 1 RANCH1SFRR
100%10.9%20.0%43.6%25.5%
MODEL

PROPOSED RETAINING WALL(SEE PLAN FOR HEIGHT)

OUTDOOR LIVINGM
13918 CYPRESS AVENUECHINO, CA. 91710
21345678910111213141516171819202122232425262728293031323334353637383940414243444546474849505152535455 6,4809,0846,4807,0206,4807,0206,3816,4347,27313,1917,5257,3427,54512,1207,2186,2206,1046,2606,2616,2626,2646,1866,0566,0008,5506,9146,1606,0126,0006,0006,0006,0006,0006,0666,66814,91311,27111,58013,7919,5236,5006,5006,5006,5006,5006,5006,9466,9466,5006,0006,0006,0006,0006,0008,469 3121323231213132323232321123232322112311312312112323221 2,5673,1572,5073,1572,5672,5072,5672,5072,5673,1572,5073,1572,5673,1572,5672,5072,5672,5072,5672,5072,5672,5072,5672,5073,1573,1572,5072,5672,5072,5672,5072,5672,5072,5073,1573,1572,5072,5673,1573,1572,5673,1572,5072,5673,1572,5073,1573,1572,5072,5672,5072,5672,5072,5073,157

39.634.838.745.039.635.740.239.035.323.933.343.034.026.135.640.342.140.041.040.041.040.542.441.836.945.740.742.741.842.841.842.841.841.347.421.222.222.222.933.239.548.638.639.548.638.645.545.538.642.841.842.841.841.837.3 PLAN 3SF PLAN 2SF PLAN 1SF

UNIT ENHANCEMENT
SIDE AND REAR ELEVATIONS*
(NOTE: ALL FRONT ELEVATIONS TO BE ENHANCED)

CLUSTER MAIL BOX
SHEET INDEX MAP(SEE SHEET 2)SCALE: 1"=80'
1SFRS2SFRF3SFRI
25489662

SSSSSS DWDW
DWDWDW

DWDWDW SSSSSSSSSSSS

DW DW DW DW

DW DW DWSS

SS SS SS SS SS SS SS
DW
DW
DWDW
DW
DW
DWDW
SS
SS
SSSSSS
SS
SS
SS

DW DW DW DW DW DW DW DW DW
683
65'30'30'54'29'3'29'44'108'
60'
60'108'
60' 60'108'
65'
65'108'60'
60'108'
65'
65'108'
60'
23'7'31'102'
65' 19'38'21'84'
60' 37'42'115'
74'
35'103'
160'
15' 50'6'113'
70'
1'64'
113'
65'
2'7'50'12'103'
70'
73'34'29'63'100'
65'100'60' 105'
65'100'
65'
65'100'
65'
65'100'65'
65'100'
65'
65'100'
65'71'
49'
35'78'
37'3'29'37' 56'
100'
9'60'100'
60'100'
60'100'
60'100'
60'100'
65'100'
49'
78'35'
60'
22'45'34'86'72'
60'102'
100'
5'55'104'
60'
60'104'60' 60'104'
60'
60'104'
60'
60'104'
40'7' 14'
50'50'65'60'84'22'35'
60'109'50'35'
65'159'
100'40'25'102'
60'100'
60'100'
60'100'
60'100'
60'100'
60'100'
18'42'101'44'16'105'65'107'
97'104'
174'
161'
99'99' 142'
102'
101'
132'
63'44'124'
101'
116'43'
50' 50'
50'
55'
65'65' 60'
10'
60'
44'
80'65'60'60'60'
60'65'71'
6' 153'63'63'
131'171'
60'60'60'
5'
97'
100'35'5'5'
98'
24'35'
1SFRS3SFRF
2SFRI
1SFRR3SFRI
2SFRS3SFRS2SFRI
2SFRS(R)1SFRF3SFRS(R)1SFRS3SFRF
2SFRS(R)
3SFRI(R)2SFRF(R)3SFRS(R)
2SFRI(R)
3SFRS(R)2SFRF(R)3SFRI(R)
2SFRS(R)
1SFRR(R)
1SFRS2SFRI
3SFRF2SFRI
3SFRI2SFRS
3SFRS2SFRI
1SFRR
3SFRF(R)1SFRS(R)
1SFRR(R)
1SFRS
1SFRF
2SFRF(R)3SFRS(R)
2SFRI(R)
3SFRS(R)2SFRS(R)
2SFRI(R)1SFRF(R)1SFRS3SFRF1SFRR2SFRS3SFRI
1SFRS(R)
2SFRS3SFRI(R)
1SFRR
5'10'
5'10'15'
5'10'
10'5'
5'10'
10'5'5'10'
10'5'5'10'10'5'10'
10'10'
10'10'
10'10'10'5'5'10'
5' 10' 15'
15'10'
10'
5'
5'
10'
10'
15'
15'15'
5'
5'10'
10'5'
5'10'
10'10'
10'5'
5'
10'10'5'
5' 10'
10'5'
5' 10'
10'5'
5' 10'
10'
5'
5' 10'
10'5' 10'
10'5'
5' 10'
10'5'
5' 10'
10'5'
5'
15'
15'
15'
10'
15'
5'
10'
10'5'
5'10'
10'
5'10' 5'10'5'
5'10'
10'5'
5'10'
10'5'
5'10'
10'5'
5'10'
10'5'
5'10'
10'5'
5'
15'
15'
15'
5'10'
5'10'5'
5'10'
10'5'
5'10'
10'
5'
5'
10'
10'
5'5'10'5'
5' 10'
10'
10'5'
5'
15'
5'
5'10'
10'10'5' 10'
10'5'
10'10'
10'10'15'10'10'
10'10'5'
5' 10'
10'10'
10'10'
10'5'
5'15'
10'10'10'

23.59'21.88'25' 25'
23'
23' 15'
15'
15' 15'
15'
15'
15'
34'
34' 30.36'
26'
26'
26'
26'
26'
26'
10'
20'20'
5'
2SFRS
20'

23.3'
28' 20'20'
28' 20'
15'22.55'33.55'

18.09'20'

33.21'

19.1'30.08'
20'
38'
38' 30'
20'30'
20'30'20'30'
15'
23'
15'
15'
20'30'
20' 25.3'17.38'28.39'

24.33'34.34'19.35'

24.37'34.38'

29.62'19.39'
20'30'
20' 21.61'15.41'
20'
20'
20'30'
20'30'
20'30'20'
20'
20'
20'
27'
27'
27'
23'
27'
23'
23'

31.67'
23'15'
20'26.5'

26.5'

26.5'
20'26.5'27'
20'26.5'27'
20'26.5'22.59'

25.55'26.5'

26.5'20'
27'26.5'20'
27'
20'26.5'

27.16'
20'25.02'
2345 1
35343332313029282726
4746454443424140
2223242521201918171615
48495051525354 55
11 1213
14 36
37 38
39 23'20'
23'20'
27'
20'26.5'23'20'
27'

26.5'

26.5'
10'
10'
10'

5.02'24.3'
20'
10'
10'
15'16.02'26.3'

10.06'

20.41'

32.78'22.78'
15'26'15.2' 15.2'20'23' 15'15' 20'23'

15.5'

28.89'

31.93'
27'
15'15.04'18.08'21.27'
23'
2SFRS10'
20'26.5'20'

19.54'30.53'30'
15' 29.26'10.03'

10.1'35' 15'14.12'14.19'

21.2'32.2'
30'

20.33'
30' 30'30'
28'28'16' 33.16'13.16'29.64'

18.15' 34.5'
28'20'20' 20'20'28'
10'
10'

28.09'

32.21'22.65'
5'

5.1'
10'±6'
±28'±17'
±23'±33'

18.47'
±7'±7'
±27'

23.26'±17'

27.97'±22'

27.93'±23'
±14'±25' ±22'
±24'±13'
±20'15.23'±9'
±14'10'
±23'
±10'
±21'±10'
±10'
±15'
±21'±10'
±9'
±14'±24'30'
±9'15.5'±10'

38.09'18.09'

23.54'27.56'37.46'17.46'28.32'±24'

12.64'±18'±16'
±16' 25'
±10'
678910
20'
5'5'

22.7'±18'MMM M

PEPPERDINE STREET

STREET'C'

STREET'A'
STREET

AMSTERDAM
AVENUE

AMSTERDAM

EDISON AVENUE
'B'

PEPPERDINECOURT

AMHERSTCOURT

DALTONSTREET

CHIPOLACOURTAVENUE
(LOT 'A')
(LOT 'B')
(LOT 'C')
(LOT 'D')
AVENUE
PROPOSED 16'RECIPROCALACCESSEASEMENTPROPOSEDLIMIT USEAREAEASEMENT PROPOSED20' PASEOEASEMENT

PROPOSED VARIABLEWIDTH STORM DRAINEASEMENT IN FAVOROF THE CITY OF CHINO PROPOSED 16'RECIPROCALACCESSEASEMENT
EXISTING 3 FEET OF CYPRESS AVENUERIGHT-OF-WAY TO BE VACATED WITHINTRACT BOUNDARYPROPOSED 3' L.L.M.D. LANDSCAPEEASEMENT FOR LOT 8 PROPOSED 5' H.O.A.LANDSCAPE EASEMENT
PROPOSED 5'H.O.A. LANDSCAPEEASEMENT

COMMUNITYSIDEWALKPATH
EXISTING STREETIMPROVEMENTSEXISTING CATCHBASINPROPOSED10' DRIVEWAYAPPROACH

EXISTINGDRIVEWAYS
PROPOSEDREALIGNEDDRIVEWAYPROPOSED 3' L.L.M.D. LANDSCAPEEASEMENT FOR LOT 2 AND 5CYPRESS PROPOSED VARIABLE WIDTHH.O.A. LANDSCAPE EASEMENT
HP689.0686.4 684.75
684.05683.35682.65
LP681.95P.I.
683.25
(684.55)
(686.11)
(687.9)
(689.62)
(691.34)
(692.54)
686.1P.I.
686.4
687.0P.I.
688.0
689.0
690.0
684.5P.I.
685.2
685.9
686.6
687.3
690.0
689.0
R=200'
R=1000'
R=1000'
R=35'
R=35'
(694.29)
(693.39)
(692.78)
(692.39)
(691.97)
(691.59)
(691.19)
(690.79)
(689.89)
(687.90)688.0
(685.94)
(684.71)
(683.54)
(682.36)
CL18'18'28'28'56'
CL18'18'28'28'56'
CL18'18'10'28'28'56'
CL10'18'18'28'28'56'
20'20'
20'20'CL
31'
R=300'
13'
13'
R=250'
R=220'
R=32'
R=32' R=32'
R=32'
20'BSL
33'33'
33'30'63'CL
20'BSL 20'BSL
20'BSL
20'BSL
10'10'
10'
10'
13'
10'
10'
20'
20'BSL

0.6%0.6%

1.0%1.0%
610.5P.I.HP1.0% 1.0%
688.0P.I.

0.7% 0.7%

1.5%2.8%2.6% 0.7%

0.7%

1.3%
56'18'18'10'10'CL
693.05 TC692.38 FL
10%20'
EX. 45" RCP SD
EX. 33" SDEX. 54" SD
EX. 27" RCP SD EX. 30" RCP SD
8" PVC W8" PVC SS 8" PVC W8" PVC SS
8" PVC W8" PVC SS 8" PVC W8" PVC SS
8" PVC W8" PVC SS
8" PVC W
8" PVC W8" PVC SS
EX. 10" VCPEX. 10" PVC W
EX. 10" VCPEX. 10" PVC WEX. 27" RCP SD EX. 10" PVC W
692.66 TC691.99 FL692.24 TC691.57 FL691.86 TC691.19 FL691.46 TC690.79 FL 690.76 TC690.37 FL690.16 TC689.49 FL 686.21 TC685.54 FL 683.81 TC683.14 FL683.43 TC682.76 FL (685.0)
60'
60'
S.C.E. EASEMENT
S.C.E. EASEMENT100'66'
682.0 FG681.5 FL/LP1.0'681.5 TW680.5 TF

1.6'682.5 TW680.9 TF682.5 FG682.0 FL

1.8'682.8 TW681.0 TF

3.5'683.5 TW680.0 TF

3.0'684.0 TW681.0 TF

2.5'684.5 TW682.0

1.0'685.0 TW684.0
683.0 FG682.5 FL685.0 FG683.0 FL684.0 FG683.5 FL684.5 FG684.0 FL 685.0 FG684.5 FL
686.0 FG685.5 FL
18" PVC18"6" PVC6" PVC24" RCPRCP
12" PVC(C-900) W
EX. 10" W
EX. 8" PVC W
EX. 10" VCP
EX. 15" SSEX. 10" W
P.I. 685.1P.I.
28'28'
W=14'W=14'
10'
R=32' R=32'
10'684.98 TC684.31 FL
686.41FG6.0%685.5FG
CL
684.01FG6.0%682.7FG
CITY OF CHINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIANEIGHBORHOOD 3 / SUBAREA CSHEET OF 2 TECHNICAL SITE PLAN - VTTM 20845
VESTING TENTATIVE TRACT MAP NO. 20845APPLICANT/DEVELOPER P L A N N E R SE N G I N E E R S S U R V E Y O R S(949) 251-88215 PETERS CANYON ROADSUITE 305IRVINE, CA 92606WWW.MDSCONSULTING.NET

ENGINEERTECHNICAL SITE PLANEAST CHINO SPECIFIC PLAN
2 ( IN FEET )401 inch = ft.0 402080 1040
25590663
0 5 . 2 8 . 2 6
25691664
0 5 . 2 8 . 2 6
25792665
PORCH10'-1" CLG.

W/H
GARAGE208208X10'-1" CLG.

PRIMARYBEDROOM170140X10'-1" CLG.

PRIMARYBATH10'-1" CLG.

DINING149143X10'-1" CLG.OUTDOORLIVING170140X10'-1" CLG.

PDR.10'-1" CLG.

KITCHEN10'-1" CLG.

BEDROOM 3110120X10'-1" CLG.

PANTRY

APPLIANCE
LAU.10'-1" CLG.

OPT. LOWER CABINETS
6 5 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
20'-0" 65'-0"
23'-0"
15'-0"10'-0" 50'-0" 5'-0"
ENTRY10'-1" CLG.

OPT. DR.

BEDROOM 2110110X10'-1" CLG.

BA. 310'-1" CLG.BA. 210'-1" CLG.

OFFICE110116X10'-1" CLG.

GREATROOM184170X10'-1" CLG.

OPT. DR.

LINEN
25'x25' PROVIDED SPACE
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH47 SQ. FT.OUTDOOR LIVING246 SQ. FT.2 - CAR GARAGE442 SQ. FT.TOTAL LIVING2,568 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 1 C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 5 . 2 8 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR1A.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 1R e f l e c t s S p a n i s h E l e v a t i o n 25893666
0 5 . 2 8 . 2 6
25994667
0 5 . 2 8 . 2 6
26095668
W/H
GARAGE208208X10'-1" CLG.

PRIMARYBEDROOM170140X10'-1" CLG.

PRIMARYBATH10'-1" CLG.

DINING149143X10'-1" CLG.OUTDOORLIVING170140X10'-1" CLG.

PDR.10'-1" CLG.

KITCHEN10'-1" CLG.

BEDROOM 3110120X10'-1" CLG.

PANTRY

APPLIANCE
LAU.10'-1" CLG.

OPT. LOWER CABINETS
ENTRY10'-1" CLG.

OPT. DR.

BEDROOM 2110110X10'-1" CLG.

BA. 310'-1" CLG.BA. 210'-1" CLG.

OFFICE110116X10'-1" CLG.

GREATROOM184170X10'-1" CLG.

OPT. DR.

LINEN
25'x25' PROVIDED SPACE
6 5 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
20'-0" 65'-0"
23'-0"
15'-0"10'-0" 50'-0" 5'-0"
PORCH10'-1" CLG.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH47 SQ. FT.OUTDOOR LIVING246 SQ. FT.2 - CAR GARAGE442 SQ. FT.TOTAL LIVING2,568 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 1 C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR1B.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 1R e f l e c t s F a r m h o u s e E l e v a t i o n 0 5 . 2 8 . 2 6
26196669
0 5 . 2 8 . 2 6
26297670
0 5 . 2 8 . 2 6
26398671
PORCH10'-1" CLG.

W/H
GARAGE208208X10'-1" CLG.

PRIMARYBEDROOM170140X10'-1" CLG.

PRIMARYBATH10'-1" CLG.

DINING149143X10'-1" CLG.OUTDOORLIVING170140X10'-1" CLG.

PDR.10'-1" CLG.

KITCHEN10'-1" CLG.

BEDROOM 3110120X10'-1" CLG.

PANTRY

APPLIANCE
LAU.10'-1" CLG.

OPT. LOWER CABINETS
ENTRY10'-1" CLG.

OPT. DR.

BEDROOM 2110110X10'-1" CLG.

BA. 310'-1" CLG.BA. 210'-1" CLG.

OFFICE110116X10'-1" CLG.

GREATROOM184170X10'-1" CLG.

OPT. DR.

LINEN
25'x25' PROVIDED SPACE
6 5 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
20'-0" 65'-0"
23'-0"
15'-0"10'-0" 50'-0" 5'-0"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH47 SQ. FT.OUTDOOR LIVING246 SQ. FT.2 - CAR GARAGE442 SQ. FT.TOTAL LIVING2,568 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 1 C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR1D.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 1R e f l e c t s R a n c h E l e v a t i o n 0 5 . 2 8 . 2 6
26499672
0 5 . 2 8 . 2 6
265100673
0 5 . 2 8 . 2 6
266101674
0 5 . 2 8 . 2 6
267102675
UP18 R
PORCH10'-1" CLG.

GARAGE202206X10'-1" CLG.

ENTRY10'-1" CLG.

BEDROOM 4109133X10'-1" CLG.

GREATROOM236150X10'-1" CLG.

DINING200120X10'-1" CLG.OUTDOORLIVING140100X10'-1" CLG.

W/H116150X10'-1" CLG.PDR.10'-1" CLG.

KITCHEN10'-1" CLG.

BA. 39'-1" CLG.
6 0 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
26'-6" 43'-6"
20'-0"
30'-0"10'-0" 45'-0" 5'-0"
20'-0"

PANTRYDROP
STORAGE22'-6"
OPT. LOWER CABINETS
25'x25' PROVIDED SPACE
DN18 R
BEDROOM 3140110X9'-1" CLG.

BEDROOM 2140110X9'-1" CLG.

PRIMARYBEDROOM200138X9'-1" CLG.

BONUS ROOM248150X9'-1" CLG.

LAU.9'-1" CLG.

BA. 29'-1" CLG.

PRIMARYBATH9'-1" CLG.

LINEN33 L.F.

STORAGE

OPEN TOBELOW
FUR OUT @ENHANCEDLOTS
FUR OUT @ENHANCEDLOTS
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH144 SQ. FT.OUTDOOR LIVING140 SQ. FT.2 - CAR GARAGE618 SQ. FT.TOTAL LIVING3,498 SQ. FT.2ND FLOOR1,852 SQ. FT.1ST FLOOR1,646 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 3.5 BATHS + BONUS ROOMPLAN 2 DINING200120X10'-1" CLG.

KITCHEN10'-1" CLG.DROP
ALT. KITCHENIN LIEU OF KITCHEN
C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR2A.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 2R e f l e c t s S p a n i s h E l e v a t i o n 0 5 . 2 8 . 2 6
268103676
0 5 . 2 8 . 2 6
269104677
0 5 . 2 8 . 2 6
270105678
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH144 SQ. FT.OUTDOOR LIVING140 SQ. FT.2 - CAR GARAGE618 SQ. FT.TOTAL LIVING3,498 SQ. FT.2ND FLOOR1,852 SQ. FT.1ST FLOOR1,646 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 3.5 BATHS + BONUS ROOMPLAN 2 UP18 R
GARAGE202206X10'-1" CLG.

ENTRY10'-1" CLG.

BEDROOM 4109133X10'-1" CLG.

GREATROOM236150X10'-1" CLG.

DINING200120X10'-1" CLG.OUTDOORLIVING140100X10'-1" CLG.

W/H116150X10'-1" CLG.PDR.10'-1" CLG.

KITCHEN10'-1" CLG.

BA. 39'-1" CLG.

PANTRYDROP

STORAGE
OPT. LOWER CABINETS
25'x25' PROVIDED SPACE
6 0 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
26'-6" 43'-6"
20'-0"
30'-0"10'-0" 45'-0" 5'-0"
20'-0"
22'-0"
PORCH10'-1" CLG.

DN18 R
BEDROOM 3140110X9'-1" CLG.

BEDROOM 2140110X9'-1" CLG.

PRIMARYBEDROOM200138X9'-1" CLG.

BONUS ROOM248150X9'-1" CLG.

LAU.9'-1" CLG.

BA. 29'-1" CLG.

PRIMARYBATH9'-1" CLG.

LINEN33 L.F.

STORAGE
C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR2B.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 2R e f l e c t s F a r m h o u s e E l e v a t i o n 0 5 . 2 8 . 2 6
271106679
0 5 . 2 8 . 2 6
272107680
UP18 R
PORCH10'-1" CLG.

GARAGE202206X10'-1" CLG.

ENTRY10'-1" CLG.

BEDROOM 4109133X10'-1" CLG.

GREATROOM236150X10'-1" CLG.

DINING200120X10'-1" CLG.OUTDOORLIVING140100X10'-1" CLG.

W/H116150X10'-1" CLG.PDR.10'-1" CLG.

KITCHEN10'-1" CLG.

BA. 39'-1" CLG.

PANTRYDROP

STORAGE
OPT. LOWER CABINETS
25'x25' PROVIDED SPACE
6 0 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
26'-6" 43'-6"
20'-0"
30'-0"10'-0" 45'-0" 5'-0"
20'-0"
22'-0"
DN18 R
BEDROOM 3140110X9'-1" CLG.

BEDROOM 2140110X9'-1" CLG.

PRIMARYBEDROOM200138X9'-1" CLG.

BONUS ROOM248150X9'-1" CLG.

LAU.9'-1" CLG.

BA. 29'-1" CLG.

PRIMARYBATH9'-1" CLG.

LINEN33 L.F.

STORAGE
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH144 SQ. FT.OUTDOOR LIVING140 SQ. FT.2 - CAR GARAGE618 SQ. FT.TOTAL LIVING3,498 SQ. FT.2ND FLOOR1,852 SQ. FT.1ST FLOOR1,646 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 3.5 BATHS + BONUS ROOMPLAN 2 C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR2C.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 2R e f l e c t s I t a l i a n E l e v a t i o n 0 5 . 2 8 . 2 6
273108681
0 5 . 2 8 . 2 6
274109682
0 5 . 2 8 . 2 6
275110683
0 5 . 2 8 . 2 6
276111684
HPWH
GARAGE210210X10'-1" CLG.

GARAGE167102X10'-1" CLG.

ENTRY10'-1" CLG.

UP18 R
GREATROOM176168X10'-1" CLG. KITCHEN10'-1" CLG.DINING150168X10'-1" CLG.

BEDROOM 5 /OPT. MULTI-GEN116130X10'-1" CLG.

PDR.10'-1" CLG.

OUTDOORLIVING220110X9'-1" CLG.

PANTRY
PORCH10'-1" CLG.

BA. 49'-1" CLG.

DROP
OFFICE / OPT.MULTI-GEN15090X10'-1" CLG.
6 0 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
15'-0" 59'-0"
27'-0"
26'-0"10'-0" 45'-0" 5'-0"
15'-0"
OPT. KITCHENETTE
25'x25' PROVIDED SPACE
PRIMARYBEDROOM190170X9'-1" CLG.

LOFT170130X9'-1" CLG.

LAU.9'-1" CLG.

DN18 R
PRIMARYBATH9'-1" CLG.

LINEN
BA. 29'-1" CLG.

BA. 39'-1" CLG.

BEDROOM 2116146X9'-1" CLG.

BEDROOM 3114130X9'-1" CLG.

BEDROOM 4124110X9'-1" CLG.

OPENTOBELOW
40 L.F.OPT. DR.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH73 SQ. FT.OUTDOOR LIVING242 SQ. FT.3 - BAY GARAGE663 SQ. FT.TOTAL LIVING3,612 SQ. FT.2ND FLOOR2,025 SQ. FT.1ST FLOOR1,587 SQ. FT.FLOOR AREA TABLE3 - BAY GARAGE5 BEDROOMS / 4.5 BATHS + OFFICE / LOFTPLAN 3 C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR3A.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 3R e f l e c t s S p a n i s h E l e v a t i o n 0 5 . 2 8 . 2 6
277112685
0 5 . 2 8 . 2 6
278113686
279114687
HPWH
GARAGE210210X10'-1" CLG.

GARAGE167102X10'-1" CLG.

ENTRY10'-1" CLG.

UP18 R
GREATROOM176168X10'-1" CLG. KITCHEN10'-1" CLG.DINING150168X10'-1" CLG.

BEDROOM 5 /OPT. MULTI-GEN116130X10'-1" CLG.

PDR.10'-1" CLG.

OUTDOORLIVING220110X9'-1" CLG.

PANTRY
PORCH10'-1" CLG.

BA. 49'-1" CLG.

DROP
OFFICE / OPT.MULTI-GEN15090X10'-1" CLG.

OPT. KITCHENETTE
25'x25' PROVIDED SPACE
6 0 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
15'-0" 59'-0"
27'-0"
26'-0"10'-0" 45'-0" 5'-0"
15'-0"
PRIMARYBEDROOM190170X9'-1" CLG.

LOFT170130X9'-1" CLG.

LAU.9'-1" CLG.

DN18 R
PRIMARYBATH9'-1" CLG.

LINEN
BA. 29'-1" CLG.

BA. 39'-1" CLG.

BEDROOM 2116146X9'-1" CLG.

BEDROOM 3114130X9'-1" CLG.

BEDROOM 4124110X9'-1" CLG.

OPENTOBELOW
40 L.F.OPT. DR.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH73 SQ. FT.OUTDOOR LIVING242 SQ. FT.3 - BAY GARAGE663 SQ. FT.TOTAL LIVING3,612 SQ. FT.2ND FLOOR2,025 SQ. FT.1ST FLOOR1,587 SQ. FT.FLOOR AREA TABLE3 - BAY GARAGE5 BEDROOMS / 4.5 BATHS + OFFICE / LOFTPLAN 3 C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR3B.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 3R e f l e c t s F a r m h o u s e E l e v a t i o n 0 5 . 2 8 . 2 6
280115688
0 5 . 2 8 . 2 6
281116689
0 5 . 2 8 . 2 6
282117690
HPWH
GARAGE210210X10'-1" CLG.

GARAGE167102X10'-1" CLG.

ENTRY10'-1" CLG.

UP18 R
GREATROOM176168X10'-1" CLG. KITCHEN10'-1" CLG.DINING150168X10'-1" CLG.

BEDROOM 5 /OPT. MULTI-GEN116130X10'-1" CLG.

PDR.10'-1" CLG.

OUTDOORLIVING220110X9'-1" CLG.

PANTRY
PORCH10'-1" CLG.

BA. 49'-1" CLG.

DROP
OFFICE / OPT.MULTI-GEN15090X10'-1" CLG.

OPT. KITCHENETTE
25'x25' PROVIDED SPACE
6 0 . 0 0 ' M I N1 0 0 . 0 0 ' M I N
15'-0" 59'-0"
27'-0"
26'-0"10'-0" 45'-0" 5'-0"
15'-0"
PRIMARYBEDROOM190170X9'-1" CLG.

LOFT170130X9'-1" CLG.

LAU.9'-1" CLG.

DN18 R
PRIMARYBATH9'-1" CLG.

LINEN
BA. 29'-1" CLG.

BA. 39'-1" CLG.

BEDROOM 2116146X9'-1" CLG.

BEDROOM 3114130X9'-1" CLG.

BEDROOM 4124110X9'-1" CLG.

OPENTOBELOW
40 L.F.OPT. DR.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH73 SQ. FT.OUTDOOR LIVING242 SQ. FT.3 - BAY GARAGE663 SQ. FT.TOTAL LIVING3,612 SQ. FT.2ND FLOOR2,025 SQ. FT.1ST FLOOR1,587 SQ. FT.FLOOR AREA TABLE3 - BAY GARAGE5 BEDROOMS / 4.5 BATHS + OFFICE / LOFTPLAN 3 C h i n o , C a l i f o r n i aC Y P R E S S A V E N U E0 2 . 2 4 . 2 6 \\DRONE\J_DRIVE\GROUP25\98725205\5205 FLR3C.DWG
Copyright 2025 Bassenian | Lagoni Architects131 Innovation Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05489 8 7 . 2 5 2 0 5Irvine, CA USA 926170 248 P L A N 3R e f l e c t s I t a l i a n E l e v a t i o n 0 5 . 2 8 . 2 6
283118691
0 5 . 2 8 . 2 6
284119692
0 5 . 2 8 . 2 6
285120693

SSSSSS DWDW
DWDWDW

DWDWDW SSSSSSSSSSSS

DW DW DW DW

DW DW DWSS

SS SS SS SS SS SS SS
DW
DW
DWDW
DW
DW
DWDW
SS
SS
SSSSSS
SS
SS
SS

23.59'21.88'25' 25'
23'
23' 15'
15'
15' 15'
15'
15'
15'
34'
34' 30.36'
26'
26'
26'
26'
26'
26'
10'
20'20'
5'
2SFRS
20'

23.3'
28' 20'20'
28' 20'
15'22.55'33.55'

18.09'20'

33.21'

19.1'30.08'
20'
38'
38' 30'
20'30'
20'30'20'30'
15'
23'
15'
15'
20'30'
20' 25.3'17.38'28.39'

24.33'34.34'19.35'

24.37'34.38'

29.62'19.39'
20'30'
20' 21.61'15.41'
20'
20'
20'30'
20'30'
20'30'20'
20'
20'
20'
27'
27'
27'
23'
27'
23'
23'

31.67'
23'15'
20'26.5'

26.5'

26.5'
20'26.5'27'
20'26.5'27'
20'26.5'22.59'

25.55'26.5'

26.5'20'
27'26.5'20'
27'
20'26.5'

27.16'
20'25.02'
2345 1
35343332313029282726
4746454443424140
2223242521201918171615
48495051525354 55
11 1213
14 36
37 38
39 23'20'
23'20'
27'
20'26.5'23'20'
27'

26.5'

26.5'
10'
10'
10'

5.02'24.3'
20'
10'
10'
15'16.02'26.3'

10.06'

20.41'

32.78'22.78'
15'26'15.2' 15.2'20'23' 15'15' 20'23'

15.5'

28.89'

31.93'
27'
15'15.04'18.08'21.27'
23'
2SFRS10'
20'26.5'20'

19.54'30.53'30'
15' 29.26'10.03'

10.1'35' 15'14.12'14.19'

21.2'32.2'
30'

20.33'
30' 30'30'
28'28'16' 33.16'13.16'29.64'

18.15' 34.5'
28'20'20' 20'20'28'
10'
10'

28.09'

32.21'22.65'
5'

5.1'
10'±6'
±28'±17'
±23'±33'

18.47'
±7'±7'
±27'

23.26'±17'

27.97'±22'

27.93'±23'
±14'±25' ±22'
±24'±13'
±20'15.23'±9'
±14'10'
±23'
±10'
±21'±10'
±10'
±15'
±21'±10'
±9'
±14'±24'30'
±9'15.5'±10'

38.09'18.09'

23.54'27.56'37.46'17.46'28.32'±24'

12.64'±18'±16'
±16' 25'
±10'
678910
20'
5'5'

22.7'±18'MMM M

PEPPERDINE STREET

STREET'C'

STREET'A'
STREET

AMSTERDAM
AVENUE

AMSTERDAM

EDISON AVENUE
'B'

PEPPERDINECOURT

AMHERSTCOURT

DALTONSTREET

CHIPOLACOURTAVENUE
(LOT 'A')
(LOT 'B')
(LOT 'C')
(LOT 'D')
AVENUE
PROPOSED 16'RECIPROCALACCESSEASEMENTPROPOSEDLIMIT USEAREAEASEMENT PROPOSED20' PASEOEASEMENT

COMMUNITYSIDEWALKPATH
EXISTING STREETIMPROVEMENTSEXISTING CATCHBASINPROPOSED10' DRIVEWAYAPPROACH

0.6%0.6%

1.0%1.0%
610.5P.I.HP1.0% 1.0%
688.0P.I.

0.7% 0.7%

1.5%2.8%2.6% 0.7%

0.7%

1.6'682.5 TW680.9 TF682.5 FG682.0 FL

1.8'682.8 TW681.0 TF

3.5'683.5 TW680.0 TF

3.0'684.0 TW681.0 TF

2.5'684.5 TW682.0

ENGINEERTECHNICAL SITE PLANEAST CHINO SPECIFIC PLAN
2 ( IN FEET )401 inch = ft.0 402080 1040
286121694

LOCATION MAPLOCATION
EUCLID AVE.SAN ANTONIO AVE.FERN AVE.CYPRESS AVE.AMSTERDAM AVE.MOUNTAIN AVE.

SCHAEFER AVE.

EDISON AVE.ROTTERDAMPEPPERDINE ST.

TREES QTYBOTANICAL NAME / COMMON NAMECONTAINERWUCOLSPLATANUS RACEMOSA / (MULTI-TRUNK) CALIFORNIA SYCAMORE 24"BOX/36"BOXMEDIUMPROSOPIS ALBA THORNLESS' / THORNLESS ARGENTINE MESQUITE24"BOXLOWRHUS LANCEA / AFRICAN SUMAC24"BOXLOWQUERCUS AGRIFOLIA / COAST LIVE OAK 36" BOXLOWSTREETBTREES TREESQTYBOTANICAL NAME / COMMON NAMECONTAINERWUCOLSACACIA BAILEYANA 'PURPUREA' / PURPLE FERNLEAF ACACIA15 GAL.LOW CALLISTEMON VIMINALIS / WEEPING BOTTLEBRUSH15 GAL.LOWCERCIS CANADENSIS / EASTERN REDBUD15 GAL.LOWLAGERSTROEMIA INDICA 'CHEROKEE' / CHEROKEE CRAPE MYRTLE15 GAL.LOWSHRUBSBOTANICAL NAME / COMMON NAMECONTWUCOLS ALOE STRIATA / CORAL ALOE5 GALLONLOW YUCCA PALLIDA / PALE-LEAF YUCCA5 GALLONLOWALOE VERA / ALOE VERA 1 GALLONLOWDIANELLA REVOLUTA 'LITTLE REV' / LITTLE REV FLAX LILY1 GALLONLOWDASYLIRION WHEELERI / SPOON YUCCA5 GALLONLOWHESPERALOE PARVIFLORA 'DESERT FLAMENCO' / DESERT FLAMENCO 5 GALLONLOWCALLISTEMON VIMINALIS 'LITTLE JOHN' / DWARF BOTTLE BRUSH5 GALLONMEDIUMFESTUCA MAIREI / ATLAS FESCUE1 GALLONMEDIUMWESTRINGIA FRUTICOSA 'MORNING LIGHT' / COAST ROSEMARY 5 GALLONLOWSANTOLINA VIRENS / GREEN LAVENDER COTTON1 GALLONLOWCISTUS PURPUREUS / ROCKROSE5 GALLONLOWSALVIA GREGGII / AUTUMN SAGE5 GALLONLOWACHILLEA MILLEFOLIUM 'PAPRIKA' / PAPRIKA YARROW1 GALLONLOWOLEA EUROPAEA 'MONTRA' / LITTLE OLIVE5 GALLONLOWSALVIA CLEVELANDII / CLEVLAND SAGE 5 GALLONLOWLEUCOPHYLLUM LAEVIGATUM 'LYNN'S LEGACY' / LYNN'S RAIN SAGE5 GALLONLOWSENNA ARTEMISIODES / FEATHERY CASSIA5 GALLONLOWLAVANDULA STOECHAS 'OTTO QUAST' / SPANISH LAVENDER5 GALLONLOWGROUND COVERSBOTANICAL NAME / COMMON NAMECONTWUCOLSLANTANA X 'NEW GOLD' / NEW GOLD LANTANAFLATSLOW BACCHARIS PILULARIS 'PIGEON POINT' / PIGEON POINT BACCHARIS4" POT LOWMYOPORUM PARVIFOLIUM / MYOPORUMFLATSLOWVINESBOTANICAL NAME / COMMON NAMECONTWUCOLSDISTICTIS BUCCINATORIA / BLOOD RED TRUMPET VINE5 GALLONMEDIUMJASMINUM POLYANTHEMUM / PINK JASMINE5 GALLOM MEDIUM PLANTBSCHEDULE74 EA24" Box/18 EA36" Box
23451
35343332313029282726
4746454443424140
22232425 21201918171615
4849505152535455 111213
143637
3839
678910
727526156 6 6 62 2 2
2 2
2 2
2 3
3 3 2
33 3
3 3
3 3
3 3
3 4COMMUNITYWALKING PATH

PASSIVE PARK
8 8
8 8
8 8 8
8 8

EXISTINGADJACENTWALL

CYPRESS AVENUE

AMSTERDAM AVENUE
3 3
2 2 3
39 6
6 66
6 6
6 26
6 666
66 6
6 6 666 666
6 CYPRESS AVENUE

SYMBOLLMD MAINTAINEDHOME OWNER MAINTAINEDHOA MAINTAINED

LANDSCAPEBAREAS
231

BACKGROUND HEDGE PLANT MIDGROUND FLOWERING PLANT GROUNDCOVER VINE

PLANT LIST

PARKWAY MASS PLANTING
PH. (951) 781-19306840 INDIANA AVERIVERSIDE, CALIFORNIALIC. #279992506Cypress Ave. north of Edison Ave.PLC Communities(949) 721-8200888 San Clemente Drive, Suite 200 [One Inch on Original Sheet] Drawing File: N:\Projects\25prj\25115 PLC Chino 55\AutoCAD\RHA\CLMP\ 25115 CLMP_Chino 55 May 28, 2026 - 12:28pmNewport Beach, CA 92660 SUITE 100
0'
Chino 55 Tract 20845Chino, CA
180'120'60'
IRRIGATION CONCEPT:THE IRRIGATION DESIGN WILL INCORPORATE THELATEST IN SMART IRRIGATION TECHNOLOGIES. ALLNEW LANDSCAPE AREAS WILL INCLUDE HIGHEFFICIENCY IRRIGATION METHODS TO INCLUDESUB-SURFACE DRIP, STREAM BUBBLERS, ANDROTARY NOZZLES . ALL POP UP TREE STREAMBUBBLERS SHALL HAVE PC SCREENS AND BEINSTALLED ON SEPARATE VALVES. A SMARTIRRIGATION CONTROLLER WITH A RAIN SHUT OFFDEVICE WILL ALSO BE INCORPORATED. BARK MULCHWILL BE USED TO RETAIN MOISTURE AND REDUCEEVAPORATION AND AN IRRIGATION SCHEDULE WILLBE PROVIDED TO PROGRAM THE CONTROLLER. TWOIRRIGATION SCHEDULES SHALL BE PREPARED, ONEFOR PLANT ESTABLISHMENT AND ONE FOR AFTERPLANT ESTABLISHMENT.ALL NEW IRRIGATION SYSTEMS WILL COMPLY WITHALL CURRENT CITY OF CHINO GUIDELINES.LANDSCAPE CONCEPT:THIS LANDSCAPE WILL CONSIST OF CALIFORNIA-FRIENDLY, LOWWATER USE PLANT MATERIAL WITH ALL PLANTS CHOSEN FROM THELOW AND MEDIUM WATER USE CATEGORY ACCORDING TO WUCOLS.ALL LANDSCAPE AREAS WILL CONFORM TO THE CURRENT CITY OFCHINO LANDSCAPE DEVELOPMENT GUIDELINES.

CLMP-11

LANDSCAPECONCEPT
287122695

LOCATION MAPLOCATION
EUCLID AVE.SAN ANTONIO AVE.FERN AVE.CYPRESS AVE.AMSTERDAM AVE.MOUNTAIN AVE.

SCHAEFER AVE.

EDISON AVE.ROTTERDAMPEPPERDINE ST.

F.G.CONCRETE PILASTER FOOTINGAND STEEL REINFORCEMENT.COMPACTED SUBGRADE PER SOILS REPORT 4" HIGH X 24" SQUARE PRECISION PILASTER CAP.8"x8"x16" ORCO 301 SPLIT FACE BLOCK PILASTER.8"X8"X16" SINGLE SIDED SPLIT FACE BLOCK.12"x4"x16" PRECISION WALL CAP.

N.T.S.

COLOR: RED BROWN MW
DESCRIPTIONSYM.WALL AND FENCE LEGEND
46231
783'-0" WIDE VINYL GATE, COLOR: TAN. DETAIL 'D', THIS SHEET INTERIOR 5'-5" HIGH VINYL RETURN, SIDE, AND REAR YARD FENCE,COLOR: TAN. DETAIL 'C', THIS SHEET53'-6" HIGH 3 RAIL REDWOOD FENCE PAINTED WHITE. DETAIL 'B', THIS SHEETPERIMETER 6'-6" HIGH 24" SQUARE SPLITFACE BLOCK PILASTER WITHPRECISION CAP. DETAIL 'A', THIS SHEET4' HIGH 24" SQUARE SPLITFACE BLOCK PILASTER WITH PRECISION CAP.DETAIL 'B', THIS SHEET 6' HIGH SINGLE SIDED SPLIT FACE BLOCK WALL WITH PRECISION CAP.DETAIL 'A', THIS SHEET. DOUBLE SIDED SPLIT FACE WHERE BOTHSIDES ARE VISIBLE BY THE PUBLIC.NEIGHBORHOOD ENTRY MONUMENT. DETAIL 'B', THIS SHEETBLOCK RETAINING WALL PER CIVIL PLANS4 EA29 EA9FURNISH AND INSTALL CLUSTER BOX UNIT (16 COMPARTMENT)MODEL 3316, COLOR: BRONZE. SALBURY INDUSTRIES 800-624-52694 EA 23451
35343332313029282726
4746454443424140
22232425 21201918171615
4849505152535455 111213
143637
3839
678910727526156 6 6 62 2 2
2 2
2 2
2 3
3 3 2
33 3
3 3
3 3
3 3
3 4COMMUNITYWALKING PATH

PASSIVE PARK
8 8
8 8
8 8 8
8 8

EXISTINGADJACENTWALL

CYPRESS AVENUE

AMSTERDAM AVENUE
3 3
2 2 3
39 6
6 66
6 6
6 26
6 666
66 6
6 6 666 666
6 CYPRESS AVENUE
N.T.S.

F.G.PILASTER CONCRETE FOOTINGAND STEEL REINFORCEMENT.COMPACTED SUBGRADE PER SOILS REPORTFENCE POST CONCRETE FOOTING 2" X 8" REDWOOD BOARDS, PAINTEDWHITE.6" X 6" REDWOOD FENCE POST,PAINTED WHITE.4" HIGH X 30" SQUARE PRECISION PILASTER CAP.8"x8"x16" ORCO 301 SPLIT FACE BLOCK PILASTER.

PH. (951) 781-19306840 INDIANA AVERIVERSIDE, CALIFORNIALIC. #279992506Cypress Ave. north of Edison Ave.PLC Communities(949) 721-8200888 San Clemente Drive, Suite 200 [One Inch on Original Sheet] Drawing File: N:\Projects\25prj\25115 PLC Chino 55\AutoCAD\RHA\CLMP\ 25115 CLMP_Chino 55 May 28, 2026 - 12:28pmNewport Beach, CA 92660 SUITE 100
0'
Chino 55 Tract 20845Chino, CA
180'120'60'CLMP-22

WALL/FENCECONCEPT
N.T.S. N.T.S.
288123696

BACKGROUND HEDGE PLANT MIDGROUND FLOWERING PLANT GROUNDCOVER PLANT LIST

PARKWAY MASS PLANTING

CYPRESS AVENUE

EDISON AVENUE
PH. (951) 781-19306840 INDIANA AVERIVERSIDE, CALIFORNIALIC. #279992506Cypress Ave. north of Edison Ave.PLC Communities(949) 721-8200888 San Clemente Drive, Suite 200 [One Inch on Original Sheet] Drawing File: N:\Projects\25prj\25115 PLC Chino 55\AutoCAD\RHA\CLMP\ 25115 CLMP_Chino 55 May 28, 2026 - 12:28pmNewport Beach, CA 92660 SUITE 100
0'
Chino 55 Tract 20845Chino, CA
180'120'60'CLMP

LANDSCAPECONCEPT

VIEW
A
VIEW
B
VIEW
C
VIEW
D
289124697

LOCATION MAPLOCATION
EUCLID AVE.SAN ANTONIO AVE.FERN AVE.CYPRESS AVE.AMSTERDAM AVE.MOUNTAIN AVE.

SCHAEFER AVE.

EDISON AVE.ROTTERDAM
PEPPERDINE ST.
2 3 4 51
35343332313029282726
4746454443424140
22232425 21201918171615
4849505152535455
11 1213
14 36
37 38
39 6 7 8 9 102 3 4 51
35343332313029282726
4746454443424140
22232425 21201918171615
4849505152535455
11 1213
14 36
37 38
39 6 7 8 9 10
INTERIORPAT+O)TRA9EL5 :IDT+
O))SITEPAT+O)TRA9EL5 :IDT+
CROSS:AL.0AR.ED8N0AR.ED DIRECTIONALRA0P INTERIORPAT+O)TRA9ELCONNECTIONTOAD-ACENTPRO-ECT LE*END
O))SITEPAT+O)TRA9ELCONNECTIONTOAD-ACENTPRO-ECT C<PRESSA9EN8E
A0STERDA0A9EN8E
INTERIORPAT+O)TRA9EL8 :IDT+
INTERIORPAT+O)TRA9EL5 :IDT+
O))SITEPAT+O)TRA9EL5 :IDT+
CROSS:AL.0AR.ED8N0AR.ED DIRECTIONALRA0P INTERIORPAT+O)TRA9ELCONNECTIONTOAD-ACENTPRO-ECT LE*END
O))SITEPAT+O)TRA9ELCONNECTIONTOAD-ACENTPRO-ECT INTERIORPAT+O)TRA9EL8 :IDT+
PH. (951) 781-1930
6840 INDIANA AVERIVERSIDE, CALIFORNIALIC. #279992506
Cypress Ave. north of Edison Ave.PLC Communities(949) 721-8200888 San Clemente Drive, Suite 200 [One Inch on Original Sheet] Drawing File: N:\Projects\25prj\25115 PLC Chino 55\AutoCAD\RHA\CLMP\ 25115 CLMP_Chino 55 May 28, 2026 - 12:31pm Newport Beach, CA 92660
SUITE 100
0'
Chino 55 Tract 20845Chino, CA
180'120'60' PEDPLAN1

PEDESTRIANACCESSPLAN
1 290125698
1 STREET 'B'
55 2345678910111213141516171819202122232425 40414243444546495051525354 4748
26272829303132333435
36 37 3839

STREET 'C'STREET 'A'LOT 'A'

LOT 'B'

LOT 'C'
AVE.LOT 'D'AMSTERDAM

AMSTERDAM
AVENUE
EDISON

PEPPERDINE STREET

OPEN SPACELOT 'F'

LOT 'E'OPEN SPACE
LOT 56OPEN SPACE /UNDERGROUNDDETENTION
AVENUE

CYPRESS
AVENUE
N 0°05'50" E 892.74'
N 89°59'05" W 153.12'
N 0°04'48" E 750.83'
N 89°58'51" W 631.25'
N 84°55'58" W 245.67'N 73°50'26" E 230.35'
N 7°15'20" E 100.14'
18' 18'R/W R/W

2.0%2.0%
LC

2.0%
(ON-SITE IMPROVEMENTS)
10' 28'10'28'20'PASEO EASEMENTS'LY N'LY

2.0%2.0%8' LANDSCAPE PARKWAY
3'6'7'WATERSEWERSTORMDRAIN
56'
SCALE: 1"=10'

LANDSCAPE PARKWAYMEANDERINGSIDEWALK
42 12
5'5'
18' 18'R/W R/W

2.0%2.0%
LC

2.0%
10' 28'10'28'S'LY N'LY
3'6'7'WATERSEWERSTORMDRAIN
56'

2.0%
SCALE: 1"=10'
42142
5'5' 5'5'LANDSCAPE PARKWAYLANDSCAPE PARKWAY
LOT#12345678910111213141516171819
LOT AREA(SQ. FT.)9,0846,4806,4807,0206,4807,0206,3816,4347,27313,1917,5257,3427,54512,1207,2186,2206,1046,2606,261 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W73'60'60'65'60'65'61'57'37'35'71'65'71'35'35'54'61'60'60' LOTDEPTH(FT.)108'108'108'108'108'108'105'93'112'160'108'113'108'159'110'95'101'104'104' LOT#20212223242526272829303132333435363738
LOT AREA(SQ. FT.)6,2626,2646,1866,0566,0008,5506,9146,1606,0126,0006,0006,0006,0006,0006,0666,66814,91311,27111,580 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W60'60'60'60'60'67'65'60'60'60'60'60'60'60'60'65'161'102'107' LOTDEPTH(FT.)104'104'103'101'100'100'106'103'101'100'100'100'100'100'101'101'110'90'95' LOT#3940414243444546474849505152535455
LOT AREA(SQ. FT.)13,7919,5236,5006,5006,5006,5006,5006,5006,9466,9466,5006,0006,0006,0006,0006,0008,469 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W116'92'65'65'65'65'65'65'49'49'65'60'60'65'60'60'49' LOTDEPTH(FT.)106'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100' 8,6586,1996,2306,7256,3007,0206,3816,2397,27312,0607,1046,9917,21111,6656,8225,8466,1046,2606,261 10,4888,6226,1886,1886,1756,1496,1366,1236,5096,6206,5006,0006,0006,0006,0006,0007,674 6,2626,2646,1866,0566,0007,164
11,6278,6219,141
6,0666,0006,0006,0006,0006,0006,0126,1606,914
6,560
LOT#12345678910111213141516171819
LOT AREA(SQ. FT.)9,0846,4806,4807,0206,4807,0206,3816,4347,27313,1917,5257,3427,54512,1207,2186,2206,1046,2606,261 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W73'60'60'65'60'65'61'57'37'35'71'65'71'35'35'54'61'60'60' LOTDEPTH(FT.)108'108'108'108'108'108'105'93'112'160'108'113'108'159'110'95'101'104'104' LOT#20212223242526272829303132333435363738
LOT AREA(SQ. FT.)6,2626,2646,1866,0566,0008,5506,9146,1606,0126,0006,0006,0006,0006,0006,0666,66814,91311,27111,580 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W60'60'60'60'60'67'65'60'60'60'60'60'60'60'60'65'161'102'107' LOTDEPTH(FT.)104'104'103'101'100'100'106'103'101'100'100'100'100'100'101'101'110'90'95' LOT#3940414243444546474849505152535455
LOT AREA(SQ. FT.)13,7919,5236,5006,5006,5006,5006,5006,5006,9466,9466,5006,0006,0006,0006,0006,0008,469 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W116'92'65'65'65'65'65'65'49'49'65'60'60'65'60'60'49' LOTDEPTH(FT.)106'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100' 8,6586,1996,2306,7256,3007,0206,3816,2397,27312,0607,1046,9917,21111,6656,8225,8466,1046,2606,261 10,4888,6226,1886,1886,1756,1496,1366,1236,5096,6206,5006,0006,0006,0006,0006,0007,674 6,2626,2646,1866,0566,0007,164
11,6278,6219,141
6,0666,0006,0006,0006,0006,0006,0126,1606,914
6,560
18' 18'R/W R/W

2.0%2.0%
LC

2.0%
10' 28'10'28'20'PASEO EASEMENTS'LY N'LY

2.0%2.0% LANDSCAPE PARKWAY
3'6'7'WATERSEWERSTORMDRAIN
56'
SCALE: 1"=10'

LANDSCAPE PARKWAYPROPOSEDIMPROVEMENTS(EXISTING IMPROVEMENTS) (OFF-SITE IMPROVEMENTS)
4 5'21'7'

TENTATIVE TRACTBOUNDARY
8'MEANDERINGSIDEWALKEXISTING 5'(EXISTING R.O.W.)NEWRIGHT-OF-WAY

2.0%
SCALE: 1"=10'
10'5'5'
7'WATER
30'33'63'20'13' 20'36'(EXISTING IMPROVEMENTS)2.0%2.0%2.0% PROPOSEDIMPROVEMENTS S.B.C.F.C.D.(CHANNEL)
42 LANDSCAPEPARKWAY
3'TO BEVACATED(ULTIMATE RIGHT-OF-WAY)R/W R/WCE'LY W'LY(EXISTING RIGHT-OF-WAY)L66' 33' LC

LOT LINE
16'
WATERSEWER6'6'
SCALE: 1"=10'
8'8'
3 ACCESS EASEMENTRECIPROCAL
PROPOSED UTILITY EASEMENTHIGHEST NO. RESIDENTIAL LOTPRIVATE STREET LOTS

PROPOSED STREET ELEVATIONPROPOSED STORM DRAIN SYSTEMPROPOSED SEWER SYSTEMPROPOSED WATER SYSTEMPROPOSED PAD ELEVATIONPROPOSED LOT NUMBERPROPOSED TENTATIVE TRACT BOUNDARYPROPOSED CENTERLINE RADIUS

EXISTING STREET ELEVATIONEXISTING STORM DRAINEXISTING SEWER SYSTEMEXISTING WATER SYSTEM

LIMITED USE AREA

FUTURE RECYCLED WATER SYSTEM
R=300'648.0
55687.6
55 EXISTING RECYCLED WATER SYSTEMEXISTING PUBLIC UTILITY EASEMENT(TYPE NOTED ON PLAN)

STREET 'A'
PROPOSED BUILDING SETBACK (B.S.L.)B.S.L.

WATERCHINO, CA. 91710CITY OF CHINO13220 CENTRAL AVENUE(909) 334-3264SEWERTELEPHONESOLID WASTE GAS13525 12th STREETCHINO, CA. 91710(800) 427-2200ELECTRICSOUTHERN CALIFORNIA EDISON1851 FRANCIS STREETONTARIO, CA. 91761CABLE-TVSPECTRUM4200 CHINO HILLS PARKWAYCHINO, CA. 91709(800) 892-4357 (800) 655-4555SUITE 170
CITY OF CHINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIASHEET OF 2 VESTING TENTATIVE TRACT MAP - VTTM 20845

APPLICANT/DEVELOPER
P L A N N E R SE N G I N E E R S S U R V E Y O R S(949) 251-88215 PETERS CANYON ROADSUITE 305IRVINE, CA 92606WWW.MDSCONSULTING.NET ENGINEER VESTING TENTATIVE TRACT MAPNEIGHBORHOOD 3 / SUBAREA CVESTING TENTATIVE TRACT MAP NO. 20845EAST CHINO SPECIFIC PLAN WEST:SOUTH:EAST:NORTH:.PROPOSED ZONING:5.PROPOSED LAND USE:6. SINGLE-FAMILY RESIDENTIALADJACENT LAND USE:7.PARK REQUIREMENTS TO BE MET BY PARK IN-LIEU FEES.8.SCHOOL DISTRICT:9. ELEMENTARY:MIDDLE SCHOOL:HIGH SCHOOL:10.PAD ELEVATIONS SHOWN ON THE TENTATIVE TRACT MAP MAY BE ADJUSTED PLUS OR MINUS 4.0FEET FOR FUTURE EARTHWORK BALANCING.MULTIPLE FINAL MAPS MAY BE FILED PURSUANT TO SECTION 66456.1 OF THE CALIFORNIA11.GOVERNMENT CODE.PROPOSED TENTATIVE TRACT MAP 20845 IS WITHIN THE EAST CHINO SPECIFIC PLAN.12.ALL PROPOSED MANUFACTURED SLOPES SHALL BE CONSTRUCTED AT A MINIMUM 2:1 UNLESS13.OTHERWISE NOTED ON THE PLAN.14.THE PRELIMINARY GEOTECHNICAL REPORT PREPARED BY LGC ASSOCIATES, INC. APRIL 2024.15.THERE IS ONE EXISTING RESIDENTIAL STRUCTURE WITHIN THE PROPOSED TENTATIVE TRACTBOUNDARIES TO BE REMOVED.16.PROPOSED 20-FOOT PASEO EASEMENT ALONG THE EXTENSION OF AMSTERDAM AVENUE OVERLOTS 36-39 TO BE MAINTAINED BY THE H.O.A.

EAST CHINO SPECIFIC PLAN: RD 4.5
CHINO, CA. 91710CITY OF CHINO13220 CENTRAL AVENUE(909) 334-3264 CHINO, CA. 91710CITY OF CHINO13220 CENTRAL AVENUE(909) 334-3264 SPECTRUM4200 CHINO HILLS PARKWAYCHINO, CA. 91709(800) 892-4357SUITE 170

SOUTHERN CALIFORNIA GAS

CYPRESS AVENUE/SINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALRHODESMAGNOLIACHINO EXISTING GENERAL PLAN:1. EAST CHINO SPECIFIC PLAN: RD4.5 (4.5 DU/AC)EXISTING ZONING:2. EAST CHINO CHINO SPECIFIC PLAN: RD 4.5 (4.5 DU/AC)EXISTING LAND USE:3. AGRICULTUREPROPOSED GENERAL PLAN:4. EAST CHINO SPECIFIC PLAN: RD 4.5

17.PROPOSED PUBLIC STREETS 'A'-'C' AND AMSTERDAM AVENUE TO BE CONSTRUCTED PER THECITY OF CHINO STANDARD PLAN NO. 101.18.PROPOSED KNUCKLES TO BE CONSTRUCTED PER CITY OF CHINO STANDARD PLAN NO. 107.19.PROPOSED STORM DRAIN DETENTION BASIN, LOT 56, TO BE OWNED AND MAINTAINED BY THEH.O.A.20.PROPOSED PRIVATE OPEN SPACE LOTS 'E'-'F' TO BE OWNED AND MAINTAINED BY THE H.O.A.21.PROPOSED TENTATIVE TRACT MAP 20845 IS NOT A GATED COMMUNITY.22.PROPOSED PUBLIC STREETS 'A'-'C' AND AMSTERDAM AVENUE TO BE CONSTRUCTED TO SATISFYTHE CHINO VALLEY FIRE DISTRICT STANDARD.23.TOPOGRAPHIC SURVEY WAS FLOWN AND COMPILED BY DON READ AERIAL ON MARCH 4, 2025.24.THERE IS NO PROPOSED OPEN STORM DRAIN CHANNEL WITHIN THE TENTATIVE TRACT MAPBOUNDARIES.25.PER THE FLOOD INSURANCE RATE MAP OF SAN BERNARDINO COUNTY, CALIFORNIA AND AREASPANEL 0620 OF 9400 NO. 06071C8620H, REVISED AUGUST 28, 2000 AND FLOOD INSURANCE RATEMAP OF SAN BERNARDINO COUNTY, CALIFORNIA AND INCORPORATED AREAS PANEL 9355 OF9400, NO. 0671C9335J, REVISED MAP 8, 2004, THE PROPERTY LIES WITHIN ZONE 'X', AREASDETERMINED TO BE OUTSIDE THE 2.0% ANNUAL CHANCE FLOODPLAIN.26.PROPOSED RESIDENTIAL VEHICULAR ACCESS SHALL BE RESTRICTED ON CYPRESS AVENUE.27.FINAL DESIGN OF THE TENTATIVE TRACT MAP 20845 SHALL COMPLY WITH N.P.D.E.S. SUPPLEMENTNO. 'A'.28.PROPOSED TENTATIVE TRACT MAP 20845 IS NOT WITHIN A HIGH FIRE ZONE PER THE LATESTCAL-FIRE F.H.S.Z. MAP, DATED APRIL 1, 2024.29.ALL SINGLE-FAMILY RESIDENTIAL LOTS SHALL MAINTAIN A 2.0% MINIMUM GRADE FROM THE REARYARD TO THE FRONTING STREET.30.THERE ARE TWO EXISTING WELLS WITHIN THE BOUNDARIES OF THE TENTATIVE TRACT MAP 20845.31.ESTIMATED EARTHWORK QUANTITIES:ADJUSTED CUT:ADJUSTED FILL:15,324 CY26,975 CYTHE WESTERLY 3 FEET OF CYPRESS AVENUE RIGHT OF WAY WITHIN THE TRACT BOUNDARY TO32.

PROPOSED 2:1 SLOPE2:1
1 GROSS ACREAGE
SINGLE-FAMILY RESIDENTIALLAND USE1-55LOTS

12.42 AC
ACREAGEPERCENT(%)
100.0%OPEN SPACE9.23 AC0.20 AC56DETENTION0.11 AC

12.421''=40'MAY 28, 2026CONTOUR INTERVAL:GROSS ACREAGE:DATE:SCALE:

SINGLE-FAMILY RESIDENTIALNUMBER OF LOTS: TOTAL55OPEN SPACE / UNDERGROUND 2 FOOT
62 'E' -'F'
PUBLIC STREETS1

PROJECTSITE

PROJECTSITE
AREA (AC)STREET'A'TOTAL0.70 AC2.88 AC'B''C'0.49 AC0.60 AC'D'1.09 AC SHEET 1TITLE SHEETTENTATIVE TRACT MAPSHEET 213918 CYPRESS AVENUECHINO, CA. 91710 PLC COMMUNITIES888 SAN CLEMENTE DRIVESUITE 200NEWPORT BEACH, CA. 92660 MDS CONSULTING5 PETERS CANYON ROADIRVINE, CA. 92606PHONE: (949) 251-8821CONTACT: ED LENTHSUITE 305 ATTN: BILL HOLMANPHONE: (949) 721-8200
MAXIMUM S.F. LOT AREA:AVERAGE S.F. LOT AREA:MINIMUM S.F. PAD AREA:AVERAGE S.F. PAD AREA:GROSS ACREAGE:GROSS DENSITY:NET ACREAGE:NET DENSITY:

NUMBER OF S.F. RESIDENTIAL LOTS:MINIMUM S.F. LOT AREA:5514,912 SF7,318 SF5,846 SF6,904 SF12.42 AC4.4 DU/AC MINIMUM S.F. LOT SIZE:

12.42 AC4.4 DU/AC
60' x 100'6,000 SF
THE BEARING SHOWN HEREON ARE BASED ON THE CENTERLINE OFSCHAEFER AVENUE, AS SHOWN ON TRACT NO. 13786, MAP BOOK 221,(ELEV. 688.83 FT.)2.5 INCH BRASS DISK STAMPED CITY OF ONTARIO CC-18-1. SET ON MOC THE NORTH 1/2 OF LOT 17 AND A PORTION OF LOT 32, SECTION 13,TOWNSHIP 2 SOUTH, RANGE 8 WEST, SAN BERNARDINO MERIDIAN,EUCLID AVENUE.

PAGES 87-89, AND HAVING A BEARING OF N89°59'16"E.

OF THE HCR CURB AT SOUTHEAST RETURN OF EDISON AVENUE AND ACCORDING TO MAP OF SUBDIVISION OF PART OF RANCHO SANTA ANADEL CHINO, IN THE CITY OF CHINO, AS PER MAP RECORDED IN BOOK6, PAGE 15 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OFOF SAN BERNARDINO COUNTY, CALIFORNIA.

COMPANY
LC

2.0%
10'5'30'20'

2.0%PER PLANPAD ELEV.

CYPRESS AVENUETENTATIVE TRACT(RESIDENTIAL LOTS)PERIMETERBLOCK WALLPROPOSEDVARIES1' - 2' (SEE SHEET 2)
PER PLANPAD ELEV.BLOCK WALLLP2'VARIES2' - 4'
PER PLANPAD ELEV.

TYPICAL REAR-YARD SLOPESCALE: 1"=5'
2:1
PER PLANPAD ELEV.EXISTINGLP
PER PLANPAD ELEV.

TYPICAL REAR-YARD SLOPESCALE: 1"=5'
2:1
BLOCK WALLTRACT 13786(RESIDENTIAL LOTS)
VARIES1' - 2.5'

TENTATIVE TRACT MAP(RESIDENTIAL LOTS)
1CONSTRUCT 5" AC OVER 6" AB PER THE CITY OF CHINOSTANDARD PLAN NO. 100.234 CONSTRUCT 6"OR 8" TYPE 'B' CURB PER THE CITY OF CHINOSTANDARD PLAN NO. 205.CONSTRUCT 3" AC OVER 4" AB PER THE CITY OF CHINOSTANDARD PLAN NO. 100.CONSTRUCT 5" P.C.C. SIDEWALK PER THE CITY OF CHINOSTANDARD PLAN NO. 205.

SCALE: 1"=10'
(SEE SHEET 2)
(SEE SHEET 2)
TO BE SEALED AND ABANDONED.

PROPOSED LIMITED USE AREA EASEMENT TO BE MAINTAINED BY THE H.O.A.33. 888 SAN CLEMENTE DRIVESUITE 200NEWPORT BEACH, CA. 92660ATTN: BILL HOLMANPHONE: (949) 721-8200PLC COMMUNITIES BE VACATED.

VARIES1' - 2'
5' LANDSCAPE PARKWAY3'TO BE VACATED
33'(EXISTING RIGHT-OF-WAY)R/WW'LY
2'EXISTING EDGEOF PAVEMENT
NEW PAVEMENT SECTION, 2 FEET OF GRIND ANDOVERLAY THEN SLURRY TO STREET CENTERLINE.* *
APN 1021-251-01LOT 38(S.F. RESIDENTIAL)TENTATIVE TRACT BOUNDARY3'PROPOSED DRAINAGE DITCH (1' - 3.5')VARIESRETAININGPROPOSEDWALL
1' 6' SINGLE SIDEDSPLIT FACE WALLPER PLANPAD ELEV.2:1
(SEE SHEET 2)SCALE: 1"=10'
SHEET INDEX MAP(SEE SHEET 2)SCALE: 1"=80'

2.0%
28'

2.0%
(SEE SHEET 2)SCALE: 1"=10'
R/W21'7'(AMSTERDAM AVENUE)(EXISTING R.O.W.)10'EXISTING IMPROVEMENTS5'5' SIDEWALKLANDSCAPE PARKWAY2.0%PER PLANPAD ELEV.

R.O.W. DEDICATIONPROPOSED IMPROVEMENTS
LOT 30TENTATIVE TRACT BOUNDARY(S.F. RESIDENTIAL)
PROPOSED 2' GRIND AND OVERLAYPROPOSED SLURRY
5-28-2026
291126699

SSSSSS DWDW
DWDWDW

DWDWDW SSSSSSSSSSSS

DW DW DW DW

DW DW DWSS

SS SS SS SS SS SS SS
DW
DW
DWDW
DW
DW
DWDW
SS
SS
SSSSSS
SS
SS
SS

DW DW DW DW DW DW DW DW DW
683

EXISTING EDGE OF PAVEMENT
HP689.0686.4 684.75
684.05683.35682.65
LP681.95P.I.
683.25
(684.55)
(686.11)
(687.9)
(689.62)
(691.34)
(692.54)
686.1P.I.
686.4
687.0P.I.
688.0
689.0
690.0
684.5P.I.
685.2
685.9
686.6
687.3
690.0
689.0
R=200'
R=1000'
R=1000'
R=35'
R=35'

STREET'C'

STREET'A'
STREET
(694.29)
(693.39)
(692.78)
(692.39)
(691.97)
(691.59)
(691.19)
(690.79)
(689.89)
(687.90)688.0
(685.94)
(684.71)
(683.54)
(682.36)
AVENUE

0.60 AC

0.70 AC

0.49 AC

1.09 AC
CL18'18'28'28'56'
CL18'18'28'28'56'
CL18'18'10'28'28'56'
CL10'18'18'28'28'56'
20'20'
20'20'CL
31'
R=300'

AVENUEAMSTERDAM
13'
13'
R=250'
R=220'
R=32'
R=32' R=32'
R=32'
(LOT 'A')
(LOT 'B')
(LOT 'C')

EDISON AVENUE
20'BSL
33'33'
33'30'63'CL
20'BSL 20'BSL
20'BSL
20'BSL
10'10'
10'
10'
13'
10'
10'
20'
20'BSL

0.6%0.6%

1.0%1.0%
610.5P.I.HP1.0% 1.0%
688.0P.I.

0.7% 0.7%

1.5%2.8%2.6% 0.7%

0.7%

1.3%2.0%2.0%
683.0FG683.0FG684.5FG684.4FG685.5FG685.4FG 684.0FG684.0FG 56'18'18'10'10'CL
693.05 TC692.38 FL
689.6FG 688.47FG687.28FG2.0%686.74FG687.87FG689.0FG 685.84FG685.46FG685.09FG685.49FG 684.74FG685.14FG 684.05FG684.45FG 683.70FG684.10FG
682.6FG683.0FG
682.3FG682.0LP
10%682.3FG683.34FG
683.6FG

2.0%

EXISTING SEWERMANHOLE TO BEPROTECTED IN PLACEEXISTING CURB ANDGUTTER AND PAVEMENTTO BE REMOVED PROPOSED 16'RECIPROCALACCESSEASEMENTPROPOSEDLIMIT USEAREAEASEMENT PROPOSED20' PASEOEASEMENT
20'

PEPPERDINE STREET EX. 45" RCP SD
EX. 33" SDEX. 54" SD
EX. 27" RCP SD EX. 30" RCP SD
8" PVC W8" PVC SS 8" PVC W8" PVC SS
8" PVC W8" PVC SS 8" PVC W8" PVC SS
8" PVC W8" PVC SS
8" PVC W
8" PVC W8" PVC SS
EX. 10" VCPEX. 10" PVC W
EX. 10" VCPEX. 10" PVC WEX. 27" RCP SD EX. 10" PVC W
692.06FG
692.44FG
683.25FG
690.36FG
692.86FG692.66 TC691.99 FL692.24 TC691.57 FL691.86 TC691.19 FL691.46 TC690.79 FL 690.76 TC690.37 FL690.16 TC689.49 FL 686.21 TC685.54 FL 683.81 TC683.14 FL683.43 TC682.76 FL (685.0)

2.0%

2.0%(LOT 'D')
60'
60'
S.C.E. EASEMENT
S.C.E. EASEMENT100'
'B'
PROPOSED VARIABLEWIDTH STORM DRAINEASEMENT IN FAVOROF THE CITY OF CHINO10 49 786476410
10 11
111 2
2 2
2 55
115
5 2
32 2 5 1111
2 4221 13
11 690.96FG1
691.66FG1511
PROPOSED 16'RECIPROCALACCESSEASEMENT
66'
EXISTING 3 FEET OF CYPRESS AVENUERIGHT-OF-WAY TO BE VACATED WITHINTRACT BOUNDARYPROPOSED 3' L.L.M.D. LANDSCAPEEASEMENT FOR LOT 8 682.0 FG681.5 FL/LP1.0'681.5 TW680.5 TF

1.6'682.5 TW680.9 TF682.5 FG682.0 FL

1.8'682.8 TW681.0 TF

3.5'683.5 TW680.0 TF

3.0'684.0 TW681.0 TF

2.5'684.5 TW682.0

1.0'685.0 TW684.0
683.0 FG682.5 FL685.0 FG683.0 FL684.0 FG683.5 FL684.5 FG684.0 FL 685.0 FG684.5 FL
686.0 FG685.5 FL
18" PVC18"6" PVC6" PVC24" RCPRCP
12" PVC(C-900) W
EX. 10" W
EX. 8" PVC W
EX. 10" VCP
EX. 15" SSEX. 10" W
PROPOSED 5' H.O.A.LANDSCAPE EASEMENT
PROPOSED VARIABLE WIDTHH.O.A. LANDSCAPE EASEMENT
PROPOSED 5'H.O.A. LANDSCAPEEASEMENT
P.I. 685.1P.I.

PEPPERDINECOURT

AMHERSTCOURT

DALTONSTREET

CHIPOLACOURT
28'28'
PROPOSED 5' SIDEWALK EXTENSION, CURB ANDGUTTER AND PARKWAY LANSCAPING AND STREETLIGHTS FROM AMSTERDAM AVE. INTERSECTION TOEXISTING IMPROVEMENTS AT EDISON AVENUEINTERSECTION.

W=14'W=14'
10'
EXISTING 7' CATCH BASINTO REMAINEXISTING 14' CATCH BASINTO REMAINTREE TRUNKLOCATION TOBE VERIFIEDEXTENDED PROPOSED5' SIDEWALK TOPEPPERDINE STREET R=32' R=32'

2.0'685.8 TW683.8 TF

4.0'686.5 TW682.5 TF
10'

COMMUNITYSIDEWALKPATH

AVENUE EXISTING STREETIMPROVEMENTSEXISTING CATCHBASIN
EXISTING DIRTACCESS ROADPROPOSED16' DRIVEWAYAPPROACH
684.98 TC684.31 FLCYPRESS
686.41FG6.0%685.5FG
PROPOSED10' DRIVEWAYAPPROACH

EXISTINGDRIVEWAYS

PROPOSED SLURRY TO CENTERLINEALONG TRACT BOUNDARY
PROPOSEDREALIGNEDDRIVEWAYPROPOSED 3' L.L.M.D. LANDSCAPEEASEMENT FOR LOT 2 AND 5EXISTING EDGE OF PAVEMENTPROPOSED 12' PVC(C-900) WATER LINEEXTENSION FROM PEPPERDINE ST. TOPROJECT ENTRY (AMSTERDAM AVE.)PROPOSED 2 FEET OF GRIND ANDOVERLAY ALONG TRACT BOUNDARY PROPOSED 7'RIGHT-OF-WAYDEDICATIONAMSTERDAM

PROPOSED SLURRY TO CENTERLINEALONG TRACT BOUNDARY
CL
684.01FG6.0%682.7FG
LOT 560.20 ACOPEN SPACE /UNDERGROUND DETENTION
LOT 'E'0.10 ACOPEN SPACE
26693.927692.928691.929690.930689.931688.732687.933687.334686.935686.6 40686.841687.242687.643688.144688.545689.046689.547689.8 48691.949691.450690.851690.252689.653689.054688.655688.3 36685.5
37685.6
38686.9
39687.0
1688.62689.03689.64690.35690.66691.57692.28692.09692.410693.0 11692.3
13691.2
14691.415690.616690.217690.018689.619689.220688.821688.322687.923687.524687.125686.6 12691.9
65'30'30'54'29'3'29'44'108'
60'
60'108'
60' 60'108'
65'
65'108'60'
60'108'
65'
65'108'
60'
23'7'31'102'
65' 19'38'21'84'
60' 37'42'115'
74'
35'103'
160'
15' 50'6'113'
70'
1'64'
113'
65'
2'7'50'12'103'
70'
73'34'29'63'100'
65'100'60' 105'
65'100'
65'
65'100'
65'
65'100'65'
65'100'
65'
65'100'
65'71'
49'
35'78'
37'3'29'37' 56'
100'
9'60'100'
60'100'
60'100'
60'100'
60'100'
65'100'
49'
78'35'
60'
22'45'34'86'72'
60'102'
100'
5'55'104'
60'
60'104'60' 60'104'
60'
60'104'
60'
60'104'
40'7' 14'
50'50'65'60'84'22'35'
60'109'50'35'
65'159'
100'40'25'102'
60'100'
60'100'
60'100'
60'100'
60'100'
60'100'
18'42'101'44'16'105'65'107'
97'104'
174'
161'
99'99' 142'
102'
101'
132'
63'44'124'
101'
116'43'
50' 50'
50'
55'
65'65' 60'
10'
60'
44'
80'65'60'60'60'
60'65'71'
6' 153'63'63'
131'171'
60'60'60'
5'
97'
100'
LOT 'F'0.01 ACOPEN SPACE35'5'5'
98'
24'35'
CITY OF CHINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIASHEET OF 2 VESTING TENTATIVE TRACT MAP - VTTM 20845

EXISTING POWER POLES TO BE REMOVED.EXISTING BUILDING/STRUCTURE TO BE REMOVED.EXISTING WATER WELL TO BE ABANDONED.EXISTING BLOCK WALL TO BE REMOVED.

EXISTING ROAD BARRICADE TO BE REMOVED.EXISTING BLOCK WALL TO REMAIN IN PLACEEXISTING ASPHALT/CONCRETE TO BE REMOVED.EXISTING FENCE TO BE REMOVED. 292127700

SSSSSS DWDW
DWDWDW

DWDWDW SSSSSSSSSSSS

DW DW DW DW

DW DW DWSS

SS SS SS SS SS SS SS
DW
DW
DWDW
DW
DW
DWDW
SS
SS
SSSSSS
SS
SS
SS

DW DW DW DW DW DW DW DW DW
683

STREET'C'

STREET'A'
STREET
(694.29)
(693.39)
(692.78)
(692.39)
(691.97)
(691.59)
(691.19)
(690.79)
(689.89)
(687.90)688.0
(685.94)
(684.71)
(683.54)
(682.36)
AVENUE

0.60 AC

0.70 AC

0.49 AC

1.09 AC
CL18'18'28'28'56'
CL18'18'28'28'56'
CL18'18'10'28'28'56'
CL10'18'18'28'28'56'
20'20'
20'20'CL
31'
R=300'

AVENUEAMSTERDAM
13'
13'
R=250'
R=220'
R=32'
R=32' R=32'
R=32'
(LOT 'A')
(LOT 'B')
(LOT 'C')

EDISON AVENUE
20'BSL
33'33'
33'30'63'CL
20'BSL 20'BSL
20'BSL
20'BSL
10'10'
10'
10'
13'
10'
10'
20'
20'BSL

0.6%0.6%

1.0%1.0%
610.5P.I.HP1.0% 1.0%
688.0P.I.

0.7% 0.7%

1.5%2.8%2.6% 0.7%

0.7%

2.0%

EXISTING SEWERMANHOLE TO BEPROTECTED IN PLACEEXISTING CURB ANDGUTTER AND PAVEMENTTO BE REMOVED PROPOSED 16'RECIPROCALACCESSEASEMENTPROPOSEDLIMIT USEAREAEASEMENT PROPOSED20' PASEOEASEMENT
20'

2.0%

1.6'682.5 TW680.9 TF682.5 FG682.0 FL

1.8'682.8 TW681.0 TF

3.5'683.5 TW680.0 TF

3.0'684.0 TW681.0 TF

2.5'684.5 TW682.0

1.0'685.0 TW684.0
683.0 FG682.5 FL685.0 FG683.0 FL684.0 FG683.5 FL684.5 FG684.0 FL 685.0 FG684.5 FL
686.0 FG685.5 FL
18" PVC18"6" PVC6" PVC24" RCPRCP
12" PVC(C-900) W
EX. 10" W
EX. 8" PVC W
EX. 10" VCP
EX. 15" SSEX. 10" W
PROPOSED 5' H.O.A.LANDSCAPE EASEMENT
PROPOSED VARIABLE WIDTHH.O.A. LANDSCAPE EASEMENT
PROPOSED 5'H.O.A. LANDSCAPEEASEMENT
P.I. 685.1P.I.

PEPPERDINECOURT

AMHERSTCOURT

DALTONSTREET

CHIPOLACOURT
28'28'
PROPOSED 5' SIDEWALK EXTENSION, CURB ANDGUTTER AND PARKWAY LANSCAPING AND STREETLIGHTS FROM AMSTERDAM AVE. INTERSECTION TOEXISTING IMPROVEMENTS AT EDISON AVENUEINTERSECTION.

W=14'W=14'
10'
EXISTING 7' CATCH BASINTO REMAINEXISTING 14' CATCH BASINTO REMAINTREE TRUNKLOCATION TOBE VERIFIEDEXTENDED PROPOSED5' SIDEWALK TOPEPPERDINE STREET R=32' R=32'

2.0'685.8 TW683.8 TF

4.0'686.5 TW682.5 TF
10'

COMMUNITYSIDEWALKPATH

AVENUE EXISTING STREETIMPROVEMENTSEXISTING CATCHBASIN
EXISTING DIRTACCESS ROADPROPOSED16' DRIVEWAYAPPROACH
684.98 TC684.31 FLCYPRESS
686.41FG6.0%685.5FG
PROPOSED10' DRIVEWAYAPPROACH

EXISTINGDRIVEWAYS

APPLICANT/DEVELOPER
P L A N N E R SE N G I N E E R S S U R V E Y O R S(949) 251-88215 PETERS CANYON ROADSUITE 305IRVINE, CA 92606WWW.MDSCONSULTING.NET ENGINEERCONCEPTUAL GRADING PLANNEIGHBORHOOD 3 / SUBAREA CVESTING TENTATIVE TRACT MAP NO. 20845EAST CHINO SPECIFIC PLAN 2 ( IN FEET )401 inch = ft.0 402080 1040
'C''C' 'B''B'
'A'
'A'
EXISTING STREET LIGHT TO REMAIN IN PLACE.EXISTING STORM CATCH BASIN TO REMAIN IN PLACE.EXISTING FIRE HYDRANT TO REMAIN IN PLACE.

EXISTING POWER POLES TO BE REMOVED.EXISTING BUILDING/STRUCTURE TO BE REMOVED.EXISTING WATER WELL TO BE ABANDONED.EXISTING BLOCK WALL TO BE REMOVED.

EXISTING ROAD BARRICADE TO BE REMOVED.EXISTING BLOCK WALL TO REMAIN IN PLACEEXISTING ASPHALT/CONCRETE TO BE REMOVED.EXISTING FENCE TO BE REMOVED. 'E''E'
'D''D'
293128701
1 STREET 'B'
55 2345678910111213141516171819202122232425 40414243444546495051525354 4748
26272829303132333435
36 37 3839

STREET 'C'STREET 'A'LOT 'A'

LOT 'B'

LOT 'C'

AVENUELOT 'D'AMSTERDAM
OPEN SPACELOT 'F'LOT 56OPEN SPACE /UNDERGROUNDDETENTION N 0°05'50" E 892.74'
N 89°59'05" W 153.12'
N 0°04'48" E 750.83'
N 89°58'51" W 631.25'
N 84°55'58" W 245.67'N 73°50'26" E 230.35'
N 7°15'20" E 100.14'

AMSTERDAM
AVENUE
EDISON

PEPPERDINE STREETAVENUE

CYPRESS
AVENUE

LOT 'E'OPEN SPACE
18' 18'R/W R/W

2.0%2.0%
LC

2.0%
10' 28'10'28'20'PASEO EASEMENTS'LY N'LY

2.0%2.0% LANDSCAPE PARKWAY
3'6'7'WATERSEWERSTORMDRAIN
56'
SCALE: 1"=10'

LANDSCAPE PARKWAYPROPOSEDIMPROVEMENTS(EXISTING IMPROVEMENTS) (OFF-SITE IMPROVEMENTS)
4 5'21'7'

TENTATIVE TRACTBOUNDARY
8'MEANDERINGSIDEWALKEXISTING 5'(EXISTING R.O.W.)NEWRIGHT-OF-WAY

2.0%2.0%
LC

2.0%
(ON-SITE IMPROVEMENTS)
10' 28'10'28'20'PASEO EASEMENTS'LY N'LY

2.0%2.0%8' LANDSCAPE PARKWAY
3'6'7'WATERSEWERSTORMDRAIN
56'
SCALE: 1"=10'

LANDSCAPE PARKWAYMEANDERINGSIDEWALK
42 12
5'5'
LOT#12345678910111213141516171819
LOT AREA(SQ. FT.)9,0846,4806,4807,0206,4807,0206,3816,4347,27313,1917,5257,3427,54512,1207,2186,2206,1046,2606,261 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W73'60'60'65'60'65'61'57'37'35'71'65'71'35'35'54'61'60'60' LOTDEPTH(FT.)108'108'108'108'108'108'105'93'112'160'108'113'108'159'110'95'101'104'104' LOT#20212223242526272829303132333435363738
LOT AREA(SQ. FT.)6,2626,2646,1866,0566,0008,5506,9146,1606,0126,0006,0006,0006,0006,0006,0666,66814,91311,27111,580 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W60'60'60'60'60'67'65'60'60'60'60'60'60'60'60'65'161'102'107' LOTDEPTH(FT.)104'104'103'101'100'100'106'103'101'100'100'100'100'100'101'101'110'90'95' LOT#3940414243444546474849505152535455
LOT AREA(SQ. FT.)13,7919,5236,5006,5006,5006,5006,5006,5006,9466,9466,5006,0006,0006,0006,0006,0008,469 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W116'92'65'65'65'65'65'65'49'49'65'60'60'65'60'60'49' LOTDEPTH(FT.)106'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100' 8,6586,1996,2306,7256,3007,0206,3816,2397,27312,0607,1046,9917,21111,6656,8225,8466,1046,2606,261 10,4888,6226,1886,1886,1756,1496,1366,1236,5096,6206,5006,0006,0006,0006,0006,0007,674 6,2626,2646,1866,0566,0007,164
11,6278,6219,141
6,0666,0006,0006,0006,0006,0006,0126,1606,914
6,560
LOT#12345678910111213141516171819
LOT AREA(SQ. FT.)9,0846,4806,4807,0206,4807,0206,3816,4347,27313,1917,5257,3427,54512,1207,2186,2206,1046,2606,261 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W73'60'60'65'60'65'61'57'37'35'71'65'71'35'35'54'61'60'60' LOTDEPTH(FT.)108'108'108'108'108'108'105'93'112'160'108'113'108'159'110'95'101'104'104' LOT#20212223242526272829303132333435363738
LOT AREA(SQ. FT.)6,2626,2646,1866,0566,0008,5506,9146,1606,0126,0006,0006,0006,0006,0006,0666,66814,91311,27111,580 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W60'60'60'60'60'67'65'60'60'60'60'60'60'60'60'65'161'102'107' LOTDEPTH(FT.)104'104'103'101'100'100'106'103'101'100'100'100'100'100'101'101'110'90'95' LOT#3940414243444546474849505152535455
LOT AREA(SQ. FT.)13,7919,5236,5006,5006,5006,5006,5006,5006,9466,9466,5006,0006,0006,0006,0006,0008,469 PAD AREA(SQ. FT)LOTWIDTH(FT.)R/W116'92'65'65'65'65'65'65'49'49'65'60'60'65'60'60'49' LOTDEPTH(FT.)106'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100'100' 8,6586,1996,2306,7256,3007,0206,3816,2397,27312,0607,1046,9917,21111,6656,8225,8466,1046,2606,261 10,4888,6226,1886,1886,1756,1496,1366,1236,5096,6206,5006,0006,0006,0006,0006,0007,674 6,2626,2646,1866,0566,0007,164
11,6278,6219,141
6,0666,0006,0006,0006,0006,0006,0126,1606,914
6,560
18' 18'R/W R/W

2.0%2.0%
LC

2.0%
10' 28'10'28'S'LY N'LY
3'6'7'WATERSEWERSTORMDRAIN
56'

2.0%
SCALE: 1"=10'
42142
5'5' 5'5'LANDSCAPE PARKWAYLANDSCAPE PARKWAY
LC

LOT LINE
16'
WATERSEWER6'6'
SCALE: 1"=10'
8'8'
3 ACCESS EASEMENTRECIPROCAL
CITY OF CHINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIASHEET OF 2 CONCEPTUAL GRADING PLAN - VTTM 20845

APPLICANT/DEVELOPER
P L A N N E R SE N G I N E E R S S U R V E Y O R S(949) 251-88215 PETERS CANYON ROADSUITE 305IRVINE, CA 92606WWW.MDSCONSULTING.NET ENGINEER CONCEPTUAL GRADING PLANNEIGHBORHOOD 3 / SUBAREA CVESTING TENTATIVE TRACT MAP NO. 20845EAST CHINO SPECIFIC PLAN 1 PROPOSED STREET ELEVATIONPROPOSED STORM DRAIN SYSTEMPROPOSED SEWER SYSTEMPROPOSED WATER SYSTEMPROPOSED PAD ELEVATIONPROPOSED LOT NUMBERPROPOSED TENTATIVE TRACT BOUNDARY

EXISTING STREET ELEVATIONEXISTING STORM DRAINEXISTING SEWER SYSTEMEXISTING WATER SYSTEM

FUTURE RECYCLED WATER SYSTEM
648.0
55687.6

EXISTING RECYCLED WATER SYSTEMEXISTING PUBLIC UTILITY EASEMENT(TYPE NOTED ON PLAN) PROPOSED 2:1 SLOPE2:1

PROJECTSITE

PROJECTSITE
WEST:SOUTH:EAST:NORTH:.PROPOSED ZONING:5.PROPOSED LAND USE:6. SINGLE-FAMILY RESIDENTIALADJACENT LAND USE:7.PARK REQUIREMENTS TO BE MET BY PARK IN-LIEU FEES.8.SCHOOL DISTRICT:9. ELEMENTARY:MIDDLE SCHOOL:HIGH SCHOOL:10.PAD ELEVATIONS SHOWN ON THE TENTATIVE TRACT MAP MAY BE ADJUSTED PLUS OR MINUS 4.0FEET FOR FUTURE EARTHWORK BALANCING.MULTIPLE FINAL MAPS MAY BE FILED PURSUANT TO SECTION 66456.1 OF THE CALIFORNIA11.GOVERNMENT CODE.PROPOSED TENTATIVE TRACT MAP 20845 IS WITHIN THE EAST CHINO SPECIFIC PLAN.12.ALL PROPOSED MANUFACTURED SLOPES SHALL BE CONSTRUCTED AT A MINIMUM 2:1 UNLESS13.OTHERWISE NOTED ON THE PLAN.14.THE PRELIMINARY GEOTECHNICAL REPORT PREPARED BY LGC ASSOCIATES, INC. APRIL 2024.15.16.PROPOSED 20-FOOT PASEO EASEMENT ALONG THE EXTENSION OF AMSTERDAM AVENUE OVERLOTS 36-39 TO BE MAINTAINED BY THE H.O.A.

EAST CHINO SPECIFIC PLAN: RD 4.5CYPRESS AVENUE/SINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALSINGLE-FAMILY RESIDENTIALRHODESMAGNOLIACHINO EXISTING GENERAL PLAN:1. EAST CHINO SPECIFIC PLAN: RD4.5 (4.5 DU/AC)EXISTING ZONING:2. EAST CHINO CHINO SPECIFIC PLAN: RD 4.5 (4.5 DU/AC)EXISTING LAND USE:3. AGRICULTUREPROPOSED GENERAL PLAN:4. EAST CHINO SPECIFIC PLAN: RD 4.5

17.PROPOSED PUBLIC STREETS 'A'-'C' AND AMSTERDAM AVENUE TO BE CONSTRUCTED PER THECITY OF CHINO STANDARD PLAN NO. 101.18.PROPOSED KNUCKLES TO BE CONSTRUCTED PER CITY OF CHINO STANDARD PLAN NO. 107.19.PROPOSED STORM DRAIN DETENTION BASIN, LOT 56, TO BE OWNED AND MAINTAINED BY THEH.O.A.20.PROPOSED PRIVATE OPEN SPACE LOTS 'E'-'F' TO BE OWNED AND MAINTAINED BY THE H.O.A.21.PROPOSED TENTATIVE TRACT MAP 20845 IS NOT A GATED COMMUNITY.22.PROPOSED PUBLIC STREETS 'A'-'C' AND AMSTERDAM AVENUE TO BE CONSTRUCTED TO SATISFYTHE CHINO VALLEY FIRE DISTRICT STANDARD.23.TOPOGRAPHIC SURVEY WAS FLOWN AND COMPILED BY DON READ AERIAL ON MARCH 4, 2025.24.THERE IS NO PROPOSED OPEN STORM DRAIN CHANNEL WITHIN THE TENTATIVE TRACT MAPBOUNDARIES.25.PER THE FLOOD INSURANCE RATE MAP OF SAN BERNARDINO COUNTY, CALIFORNIA AND AREASPANEL 0620 OF 9400 NO. 06071C8620H, REVISED AUGUST 28, 2000 AND FLOOD INSURANCE RATEMAP OF SAN BERNARDINO COUNTY, CALIFORNIA AND INCORPORATED AREAS PANEL 9355 OF9400, NO. 0671C9335J, REVISED MAP 8, 2004, THE PROPERTY LIES WITHIN ZONE 'X', AREASDETERMINED TO BE OUTSIDE THE 2.0% ANNUAL CHANCE FLOODPLAIN.26.PROPOSED RESIDENTIAL VEHICULAR ACCESS SHALL BE RESTRICTED ON CYPRESS AVENUE.27.FINAL DESIGN OF THE TENTATIVE TRACT MAP 20845 SHALL COMPLY WITH N.P.D.E.S. SUPPLEMENTNO. 'A'.28.PROPOSED TENTATIVE TRACT MAP 20845 IS NOT WITHIN A HIGH FIRE ZONE PER THE LATESTCAL-FIRE F.H.S.Z. MAP, DATED APRIL 1, 2024.29.ALL SINGLE-FAMILY RESIDENTIAL LOTS SHALL MAINTAIN A 2.0% MINIMUM GRADE FROM THE REARYARD TO THE FRONTING STREET.30.THERE ARE TWO EXISTING WELLS WITHIN THE BOUNDARIES OF THE TENTATIVE TRACT MAP 20845.31.ESTIMATED EARTHWORK QUANTITIES:ADJUSTED CUT:ADJUSTED FILL:15,324 CY26,975 CY32.IMPORT:11,651 CYTO BE SEALED AND ABANDONED.THE WESTERLY 3 FEET OF CYPRESS AVENUE RIGHT OF WAY WITHIN THE TRACT BOUNDARY TO

GROSS ACREAGE
SINGLE-FAMILY RESIDENTIALLAND USE1-55LOTS

12.42 AC
ACREAGEPERCENT(%)
100.0%OPEN SPACE9.23 AC0.20 AC56DETENTION0.11 AC

12.421''=40'MAY 28, 2026CONTOUR INTERVAL:GROSS ACREAGE:DATE:SCALE:

SINGLE-FAMILY RESIDENTIALNUMBER OF LOTS: TOTAL55OPEN SPACE / UNDERGROUND 2 FOOT
62 'E' -'F'
PUBLIC STREETS1

OPEN SPACE / UNDERGROUND
2 0.9%1.6%74.3%
DETENTION1AMSTERDAM AVENUEOPEN SPACE3
PUBLIC STREETS1.79 AC14.4%'A' -'C'AMSTERDAM AVENUE1.09 AC8.8%'D' AREA (AC)LOTS'E'TOTAL0.10 AC0.11 AC0.01 AC'F' AREA (AC)STREET'A'TOTAL0.70 AC2.88 AC'B''C'0.49 AC0.60 AC'D'1.09 ACSHEET 1TITLE SHEETCONCEPTUAL GRADING PLANSHEET 213918 CYPRESS AVENUECHINO, CA. 91710PLC COMMUNITIES888 SAN CLEMENTE DRIVESUITE 200NEWPORT BEACH, CA. 92660MDS CONSULTING5 PETERS CANYON ROADIRVINE, CA. 92606PHONE: (949) 251-8821CONTACT: ED LENTHSUITE 305ATTN: BILL HOLMANPHONE: (949) 721-8200 MAXIMUM S.F. LOT AREA:AVERAGE S.F. LOT AREA:MINIMUM S.F. PAD AREA:AVERAGE S.F. PAD AREA:GROSS ACREAGE:GROSS DENSITY:NET ACREAGE:NET DENSITY:

NUMBER OF S.F. RESIDENTIAL LOTS:MINIMUM S.F. LOT AREA:5514,912 SF7,318 SF5,846 SF6,904 SF12.42 AC4.4 DU/AC MINIMUM S.F. LOT SIZE:

12.42 AC4.4 DU/AC
60' x 100'6,000 SF
PROPOSED LIMITED USE AREA EASEMENT TO BE MAINTAINED BY THE H.O.A.33.BE VACATED.

THERE IS ONE EXISTING RESIDENTIAL STRUCTURE WITHIN THE PROPOSED TENTATIVE TRACTBOUNDARIES TO BE REMOVED.

2.0%
10'5'30'20'

2.0%PER PLANPAD ELEV.

CYPRESS AVENUETENTATIVE TRACT(RESIDENTIAL LOTS)PERIMETERBLOCK WALLPROPOSEDVARIES1' - 2' (SEE SHEET 2)
PER PLANPAD ELEV.BLOCK WALLLP2'VARIES2' - 4'
PER PLANPAD ELEV.

TYPICAL REAR-YARD SLOPESCALE: 1"=5'
2:1
PER PLANPAD ELEV.EXISTINGLP
PER PLANPAD ELEV.

TYPICAL REAR-YARD SLOPESCALE: 1"=5'
2:1
BLOCK WALLTRACT 13786(RESIDENTIAL LOTS)
VARIES1' - 2.5'

SCALE: 1"=10'
(SEE SHEET 2)
(SEE SHEET 2)VARIES1' - 2'
5' LANDSCAPE PARKWAY3'TO BE VACATED
33'(EXISTING RIGHT-OF-WAY)R/WW'LY
2'EXISTING EDGEOF PAVEMENT*
APN 1021-251-01LOT 38(S.F. RESIDENTIAL)TENTATIVE TRACT BOUNDARY3'PROPOSED DRAINAGE DITCH (1' - 3.5')VARIESRETAININGPROPOSEDWALL
1' 6' SINGLE SIDEDSPLIT FACE WALLPER PLANPAD ELEV.2:1
(SEE SHEET 2)SCALE: 1"=10'
SHEET INDEX MAP(SEE SHEET 2)SCALE: 1"=80'

2.0%
28'

2.0%
(SEE SHEET 2)SCALE: 1"=10'
R/W21'7'(AMSTERDAM AVENUE)(EXISTING R.O.W.)10'EXISTING IMPROVEMENTS5'5' SIDEWALKLANDSCAPE PARKWAY2.0%PER PLANPAD ELEV.

R.O.W. DEDICATIONPROPOSED IMPROVEMENTS
LOT 30TENTATIVE TRACT BOUNDARY(S.F. RESIDENTIAL)
NEW PAVEMENT SECTION, 2 FEET OF GRIND ANDOVERLAY THEN SLURRY TO STREET CENTERLINE.* PROPOSED UTILITY EASEMENTHIGHEST NO. RESIDENTIAL LOTPRIVATE STREET LOTSPROPOSED CENTERLINE RADIUSLIMITED USE AREA R=300'
55STREET 'A'
PROPOSED BUILDING SETBACK (B.S.L.)B.S.L.

WATERCHINO, CA. 91710CITY OF CHINO13220 CENTRAL AVENUE(909) 334-3264SEWERTELEPHONESOLID WASTE GAS13525 12th STREETCHINO, CA. 91710(800) 427-2200ELECTRICSOUTHERN CALIFORNIA EDISON1851 FRANCIS STREETONTARIO, CA. 91761CABLE-TVSPECTRUM4200 CHINO HILLS PARKWAYCHINO, CA. 91709(800) 892-4357 (800) 655-4555SUITE 170
CHINO, CA. 91710CITY OF CHINO13220 CENTRAL AVENUE(909) 334-3264 CHINO, CA. 91710CITY OF CHINO13220 CENTRAL AVENUE(909) 334-3264 SPECTRUM4200 CHINO HILLS PARKWAYCHINO, CA. 91709(800) 892-4357SUITE 170

SOUTHERN CALIFORNIA GAS
THE BEARING SHOWN HEREON ARE BASED ON THE CENTERLINE OFSCHAEFER AVENUE, AS SHOWN ON TRACT NO. 13786, MAP BOOK 221,(ELEV. 688.83 FT.)2.5 INCH BRASS DISK STAMPED CITY OF ONTARIO CC-18-1. SET ON MOC THE NORTH 1/2 OF LOT 17 AND A PORTION OF LOT 32, SECTION 13,TOWNSHIP 2 SOUTH, RANGE 8 WEST, SAN BERNARDINO MERIDIAN,EUCLID AVENUE.

PAGES 87-89, AND HAVING A BEARING OF N89°59'16"E.

COMPANY
PROPOSED 2' GRIND AND OVERLAYPROPOSED SLURRY
5-28-2026
294129702
SSSSSS
DWDW

DW DW DW DW DW DW

SS SS SS SS SS SS

DWDWDWDWDWDWDW

SSSSSSSSSSSSSSSS
DW
DW
DW
DW
DW
DW
DW
DW
SS
SS
SS
SS
SS
SS
SS
SS

DWDWDWDWDWDWDWDWDW
683
65'
30'
30'
54'
29'
3' 29' 44'
108'
60'
60'
108'
60'
60'
108'
65'
65'
108'
60'
60'
108'
65'
65'
108'
60'
23' 7' 31'
102'
65'
19' 38' 21'
84'
60'
37'
42'
115'
74'
35'
103'
160'
15'
50'
6' 113'
70'
1'
64'
113'
65'
2'
7'
50'
12'
103'
70'
73'
34'
29' 63'
100'
65'
100'
60'105'
65'
100'
65'
65'
100'
65'
65'
100'
65'
65'
100'
65'
65'
100'
65' 71'
49' 35'
78'
37'3'
29'
37'
56'
100'
9' 60'
100'
60'
100'
60'
100'
60'
100'
60'
100'
65'
100'
49'
78'
35'
60'
22'45'34'
86'
72' 60'
102'
100'
5' 55'
104'
60'
60'
104'
60'
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60'
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40'7'14'
50' 50'
65'
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35'
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109'
50'
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65'
159'
100'
40' 25'
102'
60'
100'
60'
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60'
100'
60'
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60'
100'
60'
100'
18' 42'
101'
44' 16'
105'
65'
107'
97'
104'
174'
161'
99'99'
142'
102'
101'
132'
63'
44'
124'
101'
116'
43'
50'50'50'55'65' 65'60'
10'
60'
44'
80' 65'
60' 60' 60' 60' 65' 71'
6' 153'
63'63'
131'
171'
60' 60' 60'
5'
97'
100'
35'
5'
5'
98'
24'
35'
1SFRS 3SFRF 2SFRI 1SFRR 3SFRI 2SFRS 3SFRS
2SFRI
2SFRS(R)
1SFRF
3SFRS(R)
1SFRS
3SFRF
2SFRS(R)
3SFRI(R)2SFRF(R)3SFRS(R)2SFRI(R)3SFRS(R)2SFRF(R)3SFRI(R)2SFRS(R)1SFRR(R) 1SFRS 2SFRI 3SFRF 2SFRI 3SFRI 2SFRS 3SFRS 2SFRI
1SFRR
3SFRF(R)
1SFRS(R)
1SFRR(R)
1SFRS
1SFRF
2SFRF(R)3SFRS(R)2SFRI(R)3SFRS(R)2SFRS(R)2SFRI(R)1SFRF(R) 1SFRS 3SFRF 1SFRR 2SFRS 3SFRI
1SFRS(R)
2SFRS
3SFRI(R)
1SFRR
5'
10'
5'
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15'
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10'5'
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10'
10'
10'
10'5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'5'
5'
15'
15'
15'
10'
15'
5'
10'
10'
5'
5'
10'
10'
5'
10'
5'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
15'
15'
15'
5' 10'
5'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
10'
5'
5'
10'
5'
5'10'
10'
10'
5'
5'
15'
5'
5'
10'
10'
10'
5'
10'
10'
5'
10'
10'
10'
10'
15'
10'
10'
10'
10'
5'
5'
10'
10'
10'
10'
10'
10'
5'
5'
15'
10'
10'
10'

23.59'

21.88'
25'
25'
23'
23'
15'
15'
15'
15'
15'
15'
15'
34'
34'

30.36'
26'
26'
26'
26'
26'
26'
10'
20'
20'
5'
2SFRS
20'

23.3'
28'
20'
20'
28'
20' 15'

22.55'

33.55'

18.09'
20'

33.21'

19.1'

30.08'
20'
38'
38'
30'
20'
30'
20'
30'
20'
30'
15'
23'
15'
15'
20'
30'
20'

25.3'

17.38'

28.39'

24.33'

34.34'

19.35'

24.37'

34.38'

29.62'

19.39'
20'
30'
20'

21.61'

15.41'
20'
20'
20'
30'
20'
30'
20'
30'
20'
20'
20'
20'
27'
27'
27'
23'
27'
23'
23'

31.67'
23'15'
20'

26.5'

26.5'
20'

26.5'
27'
20'

26.5'

22.59'

25.55'

26.5'

26.5'
20'
27'

26.5'
20'
27'
20'

26.5'

27.16'
20'

25.02'
2 3 4 51
35 34 33 32 31 30 29 28 27 26
47464544434241
40 22232425 21 20 19 18 17 16 15
4849505152535455
11 12
13 14
36 37
38 39
23'
20'
23'
20'
27'
20'

26.5'
23'
20'
27'

26.5'

26.5'
10'
10'
10'

5.02'

24.3'20'
10'
10'
15'

16.02'

26.3'10.06'

20.41'

32.78'

22.78'
15'
26'

15.2'

15.2'
20'
23'
15' 15'
20'
23'

15.5'28.89'

31.93'
27'
15'

15.04'

18.08'

21.27'
23'
2SFRS
10'
20'

26.5'
20'

19.54'

30.53'
30'
15'

29.26' 10.03'

10.1'
35'
15'

14.12'14.19'

21.2'

32.2'
30'

20.33'
30'
30'
30'
28'
28'
16'

33.16'

13.16'

29.64'

18.15'

34.5'
28'20'
20'
20'
20'
28'
10'
10'

28.09'

32.21'

22.65'
5'

5.1'
10'
±6'
±28'
±17'
±23'
±33'

18.47'
±7'
±7'
±27'

23.26'
±17'

27.97'
±22'

27.93'
±23'
±14'
±25'
±22'
±24'
±13'±20'

15.23'
±9'
±14'
10'
±23'
±10'
±21'
±10'
±10'
±15'
±21'
±10'
±9'
±14'
±24'
30'
±9'

15.5'
±10'

38.09'

18.09'

23.54'

27.56'

37.46'

17.46'28.32'±24'

12.64'
±18'
±16'
±16'
25'
±10'
6 7 8 9 10
20'
5'
5'

22.7'
±18'
25 26 27 29 30 31
5 4
3 2
1 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24 28
32 33 34 35 36
37 38
39 40
41 42
46 45
44 43
475051
5758596061626364
67 68
66 65
48495253545556
6 7

PEPPERDINE STREET

STREET 'C'

STREET 'A'
STREET

AMSTERDAM AVENUE

AMSTERDAM

EDISON AVENUE
'B'

PEPPERDINE
COURT

AMHERST
COURT
DALTON
STREET

CHIPOLA
COURT
AVENUE
AVENUE
PROPOSED 16'

RECIPROCAL
ACCESS

EASEMENT

PROPOSED

LIMIT USE
AREA

EASEMENT

PROPOSED
20' PASEO

EASEMENT

PROPOSED VARIABLE

WIDTH STORM DRAIN

EASEMENT IN FAVOR

OF THE CITY OF CHINO
PROPOSED 16'

RECIPROCAL
ACCESS

EASEMENT

PROPOSED VARIABLE WIDTH
H.O.A. LANDSCAPE EASEMENT
PROPOSED 5'
H.O.A. LANDSCAPE

EASEMENT

EXTENDED PROPOSED
5' SIDEWALK TO

PEPPERDINE STREET

COMMUNITY

SIDEWALK
PATH

CYPRESS
M M MM
1 ( IN FEET )
401 inch = ft.
040 20 8010 40

CITY OF CHINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA NEIGHBORHOOD 3 / SUBAREA C
SHEET OF 1
PARKING PLAN - VTTM 20845
VESTING TENTATIVE TRACT MAP NO. 20845

APPLICANT/DEVELOPER

P L A N N E R S E N G I N E E R S S U R V E Y O R S
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET

ENGINEER

PARKING PLAN

EAST CHINO SPECIFIC PLAN
1 LEGEND:

GARAGE PARKING

DRIVEWAY PARKING

ON-STREET PARKING
GARAGE SPACES:

DRIVEWAY SPACES:

NUMBER OF UNITS:
2 2
TOTAL GARAGE SPACES:

TOTAL DRIVEWAY SPACES:
110
110
220
GARAGE SPACES:

DRIVEWAY SPACES:

NUMBER OF UNITS:
2 2 - 3
TOTAL GARAGE SPACES:

TOTAL DRIVEWAY SPACES:
149
110
TOTAL PARKING SPACES: 327
TOTAL ON-STREET SPACES: 68TOTAL PARKING SPACES:
5555
PARKING RATIO PER UNIT: 4.0 SPACES/UNIT
PARKING RATIO PER UNIT: 4.0 SPACES/UNIT
295130703
683

EXISTING POWER POLES
EX. 45" RCP SD
EX. 33" SDEX. 54" SD
EX. 27" RCP SDEX. 30" RCP SD
8" PVC W
8" PVC SS
8" PVC W
8" PVC SS
8" PVC W
8" PVC SS
8" PVC W
8" PVC SS
8" PVC W
8" PVC SS
8" PVC W
8" PVC W8" PVC SS
EX. 10" VCPEX. 10" PVC W EX. 10" VCP
EX. 10" PVC W
EX. 27" RCP SDEX. 10" PVC W
18" PVC18"
6" PVC
6" PVC
24" RCP
RCP
12" PVC(C-900) W EX. 10" W
EX. 8" PVC W
EX. 10" VCP
EX. 15" SS
EX. 10" W
1 2 3 4 5 6 7 8 9 10
11 12
13 141516171819202122232425
35 34 33 32 31 30 29 28 27 2636
37 38
39 55 54 53 52 51 50 49 48
4746454443424140

LOT 'E'OPEN SPACELOT 'E'OPEN SPACE

LOT 'F'LOT 'F'OPEN SPACE

EXISTING POWER POLES EXISTING POWER POLESEXISTING POWER POLES

EXISTINGSTREET LIGHT
EXISTING 10"WATER LINE
EXISTINGSTREET LIGHTEXISTING 10"SEWER LINE
EXISTING 14'CATCH BASIN

EXISTINGSTREET LIGHT

EXISTING FIREHYDRANT

EXISTINGCATCH BASINS

EXISTINGSTREET LIGHTS
EXISTING BLOWOFF VALVEEXISTING 7'CATCH BASIN

EXISTINGSTREET LIGHT

EXISTING FIREHYDRANT
LOT 56OPEN SPACE /UNDERGROUND DETENTION
LOT 56OPEN SPACE /MAIN LINEJUNCTION
4' X 8'DIVERSIONJUNCTION
14' CATCHBASIN
8' X 8'MODULARWET SYSTEM 14' CATCHBASIN
8' X 24'MODULARWET SYSTEM

DRYWELL

LATERALCHAMBERSBASIN

EXISTINGBLOW-OFFVALVEEXISTINGSTREET LIGHTEXISTINGCATCH BASIN

UNDERGROUND DETENTION

EXISTINGSTREET LIGHTS
EXISTING 27"STORM DRAIN

EDISON AVENUE

PEPPERDINECOURT

AMHERSTCOURT

DALTONSTREET

CHIPOLACOURT

AVENUECYPRESS

STREET 'C'
STREET

STREET 'A'
'B'

AMSTERDAM AVENUE
STREET

PEPPERDINE

AMSTERDAM
AVENUE

CITY OF CHINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA NEIGHBORHOOD 3 / SUBAREA C
COMPOSITE UTILITIES PLAN - VTTM 20845
VESTING TENTATIVE TRACT MAP NO. 20845

APPLICANT/DEVELOPER

P L A N N E R SE N G I N E E R S S U R V E Y O R S
(949) 251-8821
5 PETERS CANYON ROADSUITE 305IRVINE, CA 92606
WWW.MDSCONSULTING.NET

ENGINEER

EAST CHINO SPECIFIC PLAN
COMPOSITE UTILITIES PLAN( IN FEET )401 inch = ft. 040 20 8010 40

PROPOSED STORM DRAIN SYSTEMPROPOSED SEWER SYSTEMPROPOSED WATER SYSTEM

EXISTING STORM DRAINEXISTING SEWER SYSTEMEXISTING WATER SYSTEM 296131704
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VESTING TENTATIVE TRACT MAP (VTTM) NO. 20845 (PL25-0121) SPECIFIC PLAN AMENDMENT (PL25-0119)
SITE APPROVAL (PL25-0120)

Lead Agency:

City of Chino
13220 Central Avenue
Chino, CA 91710
Contact: Chris Cortez
909-334-3525

CEQA Consultant:

T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
Contact: David Ornelas

March 2026
297132705
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TABLE OF CONTENTS
Section Name and Number Page

City of Chino Page i

1.0 PROJECT INFORMATION .............................................................................................................1 -1

2.0 CALIFORNIA ENVIRONMENTAL QUALITY ACT ...................................................................................2 -1

2.1 General Plan Update and General Plan Update Final Program EIR ................................. 2-1

2.2 CEQA Guidelines Section 15183 ...................................................................................... 2-2

3.0 PROJECT DESCRIPTION ..............................................................................................................3 -1

3.1 Design and Architecture .................................................................................................. 3-1

3.2 Circulation and Parking .................................................................................................... 3-2

3.3 Landscaping, Outdoor Amenities, Walls/Fences/Monuments, and Lighting .................. 3-2

3.3.1 Landscaping ........................................................................................................ 3-2

3.3.2 Outdoor Amenities .............................................................................................. 3-2

3.3.3 Walls/Fences/Monuments .................................................................................. 3-2

3.3.4 Lighting ............................................................................................................... 3-3

3.4 Public Street Improvements ............................................................................................ 3-3

3.5 Utility Infrastructure ........................................................................................................ 3-3

3.5.1 Water and Sewer Improvements ........................................................................ 3-3

3.5.2 Stormwater Drainage Improvements ................................................................. 3-3

3.5.3 Dry Utilities ......................................................................................................... 3-4

3.6 Project Construction Characteristics ............................................................................... 3-4

4.0 CONSISTENCY DETERMINATION ...................................................................................................4 -1

5.0 CEQA GUIDELINES SECTION 15183 CONSISTENCY REVIEW ................................................................5 -1

5.1 Aesthetics ......................................................................................................................... 5-1

5.1.1 Applicable GPU EIR MMs and GPU Policies ........................................................ 5-1

5.1.2 Environmental Review ........................................................................................ 5-1

5.2 Agriculture and Forestry Resources ................................................................................. 5-4

5.2.1 Applicable GPU EIR MMs and GPU Policies ........................................................ 5-4

5.2.2 Environmental Review ........................................................................................ 5-4

5.3 Air Quality ........................................................................................................................ 5-6

5.3.1 Applicable GPU EIR MMs and GPU Policies ........................................................ 5-6

5.3.2 Environmental Review ........................................................................................ 5-6

5.4 Biological Resources ...................................................................................................... 5-12

5.4.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-12

5.4.2 Environmental Review ...................................................................................... 5-12 298133706
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Section Name and Number Page

City of Chino Page ii

5.5 Cultural and Tribal Cultural Resources .......................................................................... 5-16

5.5.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-16

5.5.2 Environmental Review ...................................................................................... 5-17

5.6 Energy ............................................................................................................................ 5-20

5.6.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-20

5.6.2 Environmental Review ...................................................................................... 5-20

5.7 Geology/Soils ................................................................................................................. 5-21

5.7.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-21

5.7.2 Environmental Review ...................................................................................... 5-22

5.8 Greenhouse Gas Emissions ............................................................................................ 5-26

5.8.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-26

5.8.2 Environmental Review ...................................................................................... 5-26

5.9 Hazards and Hazardous Materials ................................................................................. 5-28

5.9.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-29

5.9.2 Environmental Review ...................................................................................... 5-29

5.10 Hydrology/Water Quality............................................................................................... 5-34

5.10.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-34

5.10.2 Environmental Review ...................................................................................... 5-34

5.11 Land Use/Planning ......................................................................................................... 5-39

5.11.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-39

5.11.2 Environmental Review ...................................................................................... 5-39

5.12 Mineral Resources ......................................................................................................... 5-41

5.12.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-41

5.12.2 Environmental Review ...................................................................................... 5-41

5.13 Noise .............................................................................................................................. 5-42

5.13.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-42

5.13.2 Environmental Review ...................................................................................... 5-42

5.14 Population and Housing ................................................................................................. 5-45

5.14.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-45

5.14.2 Environmental Review ...................................................................................... 5-45

5.15 Public Services and Recreation ...................................................................................... 5-46

5.15.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-46 299134707
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TABLE OF CONTENTS
Section Name and Number Page

City of Chino Page iii

5.15.2 Environmental Review ...................................................................................... 5-46

5.16 Transportation ............................................................................................................... 5-48

5.16.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-48

5.16.2 Environmental Review ...................................................................................... 5-48

5.17 Utilities and Service Systems ......................................................................................... 5-52

5.17.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-52

5.17.2 Environmental Review ...................................................................................... 5-52

5.18 Wildfire .......................................................................................................................... 5-56

5.18.1 Applicable GPU EIR MMs and GPU Policies ...................................................... 5-56

5.18.2 Environmental Review ...................................................................................... 5-56

6.0 REFERENCES ............................................................................................................................6 -1 300135708
Vesting Tentative Tract Map (VTTM) No. 20845 Project
CEQA Guidelines Section 15183 Consistency Review

City of Chino Page iv

LIST OF FIGURES
Figure Name and Number Page

Figure 1-1 Regional Map ................................................................................................................... 1-3 Figure 1-2 Vicinity Map ..................................................................................................................... 1-4 Figure 1-3 Site Photos ....................................................................................................................... 1-5 Figure 1-4 Aerial Photograph ............................................................................................................ 1-6 Figure 3-1 Site Plan ........................................................................................................................... 3-6 Figure 3-2 Vesting Tentative Tract Map No. 20845 .......................................................................... 3-7 Figure 3-3 Conceptual Floor Plans .................................................................................................... 3-8 Figure 3-4 Conceptual Architecture Elevations .............................................................................. 3-11 Figure 3-5 Conceptual Pedestrian Circulation ................................................................................ 3-12 Figure 3-6 Conceptual Parking Plan ................................................................................................ 3-13 Figure 3-7 Conceptual Landscape Plan ........................................................................................... 3-14 Figure 3-8 Conceptual Wall and Fence Plan ................................................................................... 3-15 Figure 3-9 Proposed Utility Plan ..................................................................................................... 3-16 Figure 3-10 Proposed Drainage Plan ................................................................................................. 3-17 Figure 3-11 Conceptual Grading Plan ............................................................................................... 3-18

LIST OF TABLES
Table Name and Number Page

Table 3-1 Development Summary ................................................................................................... 3-1 Table 3-2 Project Construction Schedule......................................................................................... 3-4 Table 3-3 Project Construction Equipment Fleet ............................................................................ 3-5 Table 5-1 Project Construction Emissions Summary ....................................................................... 5-8 Table 5-2 Project Operational Emissions Summary ......................................................................... 5-8 Table 5-3 Project Localized Construction Impacts ......................................................................... 5-10 Table 5-4 Summary of Construction Cancer and Non-Cancer Risks .............................................. 5-11 Table 5-5 Project GHG Emissions ................................................................................................... 5-27

301136709
Vesting Tentative Tract Map (VTTM) No. 20845 Project
CEQA Guidelines Section 15183 Consistency Review

LIST OF TECHNICAL APPENDICES
Appendix Document/Reference Title

City of Chino Page v
A MMRP Applicability Matrix

B Air Quality and Greenhouse Gas Assessment

C Construction Health Risk Assessment

D Biological Resources Report

E Cultural Resources Study

F Energy Analysis

G Geotechnical Evaluation

H Paleontological Assessment

I Phase I Environmental Site Assessment

J Phase II Investigation

K Limited Asbestos Survey

L Preliminary Water Quality Management Plan

M Drainage Study

N Noise Impact Analysis

O Traffic Analysis

P VMT Evaluation
302137710
Vesting Tentative Tract Map (VTTM) No. 20845 Project
CEQA Guidelines Section 15183 Consistency Review

LIST OF ACRONYMS, ABBREVIATIONS, AND UNITS OF MEASURE
Acronym Definition
City of Chino Page vi
AQ Air Quality
AQMP Air Quality Management Plan

BMP Best Management Practice

Caltrans California Department of Transportation
CAP Climate Action Plan
CBC California Building Code
CCR California Code of Regulations
CDC California Department of Conservation
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
cfs cubic feet per second
CMP Congestion Management Program
CNEL Community Noise Equivalent Level
CO Carbon Monoxide
CVUSD Chino Valley Unified School District
c.y. cubic yards

dBA A-weighted Decibels
dBA Leq decibels equivalent sound level
DIF Development Impact Fee
DPM diesel particulate matter
DTSC Department of Toxic Substances Control

ECSP East Chino Specific Plan
EIR Environmental Impact Report
EPA Environmental Protection Agency
ESA Environmental Site Assessment
e.g. “exempli gratia” meaning “for example”

FEMA Federal Emergency Management Agency
FMMP Farmland Mapping and Monitoring Program

GHG Greenhouse Gas
GPU General Plan and Focused Growth Plan

HRA Health Risk Assessment

IEUA Inland Empire Utilities Agency
i.e. “is est” meaning “that is”

LOS Level of Service

303138711
Vesting Tentative Tract Map (VTTM) No. 20845 Project
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LIST OF ACRONYMS, ABBREVIATIONS, AND UNITS OF MEASURE
Acronym Definition
City of Chino Page vii
MM Mitigation Measure
MMRP Mitigation Monitoring and Reporting Program

NAHC Native American Heritage Commission
NPDES National Pollution Discharge Elimination System

O3 Ozone

PM10 Particulate Matter (10 microns in diameter)
PM2.5 Particulate Matter (2.5 microns in diameter)
PRC Public Resources Code

RWQCB Regional Water Quality Control Board

SB Senate Bill
SCAB South Coast Air Basin
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SCAQMP South Coast Air Quality Management Plan
SCCIC South Central Coastal Information Center
SCE Southern California Edison
SCH State Clearinghouse
SOC Statement of Overriding Considerations
s.f. square feet
SWPPP Storm Water Pollution Prevention Plan

USFWS United States Fish and Wildlife Service
UWMP Urban Water Management Plan

VMT Vehicle Miles Traveled

WQMP Water Quality Management Plan
304139712
Vesting Tentative Tract Map (VTTM) No. 20845 Project
CEQA Guidelines Section 15183 Consistency Review
City of Chino Page 1-1

1.0 PROJECT INFORMATION

1. Project Title: Vesting Tentative Tract Map (VTTM) No. 20845 Project

2. Lead Agency Name and Address: City of Chino Development Services Department, Planning Division, 13220 Central Avenue, Chino, CA 91710

3. Project Location: The Project Site comprises APNs 1021-241-02, 1021-241-03 and a portion of 1021- 251-01, which occupy 12.42 gross acres in the City of Chino, San Bernardino County, California. The Project Site is associated with the addresses 13918 and 14022 Cypress Avenue and is bordered by existing residential uses to the north, Cypress Avenue to the east, agricultural uses within an SCE easement to the south, and Amsterdam Avenue and residential uses to the west. The Project Site is in the northern porti on of the City of Chino, east of the City of Chino Hills and west of the City of Ontario. The Project Site’s location is illustrated on Figure 1-1, Regional Map, and Figure 1-2, Vicinity Map.

4. Lead Agency Contact Person: Chris Cortez, Assistant Planner- (909) 334-3525

5. Project Sponsor’s Name and Address: PLC Communities, 888 San Clemente Drive, Suite 200, Newport Beach, CA 92660

6. General Plan Designation: RD 4.5 (4.5 du/ac)

7. Zoning Designation: RD 4.5, within the East Chino Specific Plan (ECSP)

8. Project Description: PLC Communities is requesting the following approvals from the City of Chino:
• Vesting Tentative Tract Map (VTTM) No. 20845 (PL25-0121) to create 62 lots (56 numbered lots and 6 lettered lots) for development of the proposed uses. • Site Approval (PL25-0120) to redevelop the Project Site with 55 single-family residential units, the extension of Amsterdam Avenue, and associated site improvements. • Specific Plan Amendment (PL25-0119) to modify development standards within the East Chino Specific Plan modernize the development standards applicable to the subject property to reflect the demands and expectations of new housing in the Chino market and to be consistent with current Chino Development Code requirements. The Specific Plan Amendment would not change the land use designation or maximum allowable density for the subject property.

9. Surrounding Land Uses and Setting: The Project Site is currently developed with agricultural uses and associated buildings/structures and is split into two properties owned by two separate property owners. The northern portion is associated with 13918 Cypress Avenue (APN 1021 -241-02) and occupies approximately 4.8 acres, and the southern portion is associated with 14022 Cypress Avenue (APN 1021-241-03 and a portion of APN 1021 -251-01) which occupies approximately 7.6 acres. The northern portion of the Project Site is currently developed with agricultural uses, one single -family home, and several accessory shed structures. The southern portion of the Project Site is currently developed with agricultural uses, a greenhouse/barn structure, and a modular building. The Project Site largely consists of agricultural cultivation and dirt roads/paths. A combination of chain link fencing 305140713
Vesting Tentative Tract Map (VTTM) No. 20845 Project
CEQA Guidelines Section 15183 Consistency Review
City of Chino Page 1-2
and concrete block wall are installed along the perimeter of the Project Site. The existing conditions of the Project Site are shown on Figure 1-3, Site Photos.

The properties surrounding the Project Site are occupied by residential and agricultural uses, in accordance with the land plan established by the City of Chino General Plan. Existing land uses surrounding the Project Site are illustrated on Figure 1 -4, Aerial Photograph, and include the following:

• North: Single-family residential uses abut the Project Site to the north. On the north side of the residential units is Pepperdine Street, with additional residential uses to the north of Pepperdine Street.
• South: Directly south of the Project Site is the remainder of APN 1021 -251-01, which contains a Southern California Edison (SCE) easement which is also developed with agricultural uses and an associated single-family home. On the south side of the SCE easement is Edison Avenue. • West: Amsterdam Avenue and single-family residential uses abut the Project Site to the west. To the west of Amsterdam Avenue are additional single-family residential uses and associated internal roads.
• East: Cypress Avenue abuts the Project Site to the east. Farther east is a flood control channel, with residential land uses and the continuation of the SCE easement abutting the channel to the east.

10. Other public agencies whose approval is required : No discretionary approvals from other public agencies are required. Ministerial approvals from the Regional Water Quality Control Board (e.g., issuance of Construction Activity General Construction Permit and National Pollutant Discharge Elimination System [NPDES] Permit) would be required.

11. General Plan EIR Information: Final Program Environmental Impact Report for the Chino 2045 General Plan Update (State Clearinghouse No. 2024090833) (GPU EIR), certified by the City of Chino City Council on September 2, 2025.

12. Is the project consistent with the density established by a community plan, zoning action, or general plan? Yes. The Project involves residential infill development consistent with the density established by the General Plan Update, the Chino Zoning Ordinance, and the ECSP. The RD 4.5 Residential land use category applied to the Project Site has a maximum density of 4.5 dwelling units per acre (du/ac).

The proposed Project involves a single -family residential development adding 55 dwelling units on

12.4 acres (approximately 4.44 du/ac) and therefore is consistent with the applicable development density requirements.
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Vesting Tentative Tract Map (VTTM) No. 20845 Project
CEQA Guidelines Section 15183 Consistency Review
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Chino City CouncilSeptember 15, 2026

Chino City Council
September 15, 2026