CHINO CITY COUNCIL
SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY
REGULAR MEETING - CHINO SENIOR CENTER
13170 CENTRAL AVENUE
CHINO, CA 91710
TUESDAY, SEPTEMBER 1, 2026
MINUTES
CLOSED SESSION – 4:00 PM
OPEN SESSION – 6:00 PM
_________________________________________________________________________________ CALL TO ORDER - CLOSED SESSION - 4:00 PM
The September 1, 2026, Regular Meeting of the Chino City Council / Successor Agency to the Redevelopment Agency was called to order at 4:00 p.m. by Mayor Eunice M. Ulloa at the Chino Senior Center.
ROLL CALL
PRESENT: Mayor Eunice M. Ulloa, Mayor Pro Tem Curtis Burton, Council Member Karen C.
Comstock, Council Member Christopher Flores, and Council Member Marc Lucio ABSENT: NONE.
CLOSED SESSION PUBLIC COMMENTS
There were no requests to speak.
CLOSED SESSION
City Attorney Fred Galante read into the record the items listed on the Closed Session agenda.
1. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
Pursuant to paragraph (1) of subdivision (d) of Government Code Section 54956.9 Name of case: Mary Ingrid Culp vs. City of Chino; (Case No. CIVSB2222717)
2. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Pursuant to Government Code Section 54957
Title: City Manager
3. CONFERENCE WITH LABOR NEGOTIATOR
Pursuant to Government Code Section 54957.6
Agency designated representatives: Fred Galante, City Attorney Unrepresented employee: City Manager
The City Council recessed to Closed Session at 4:00 p.m. and concluded at 5:54 p.m.
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OPEN SESSION - 6:00 PM
The City Council reconvened the meeting at 6:08 p.m.
FLAG SALUTE
Council Member Flores led the Pledge of Allegiance.
CEREMONIALS
Proclamations
Suicide Prevention Awareness Month - Proclaim September 2026 as Suicide Prevention Awareness Month.
Mayor Ulloa read the Suicide Prevention Awareness Month Proclamation into the record designating September 2026 as Suicide Prevention Awareness Month in Chino. Monica Tiznado, Clinical Program Manager, City of Chino, accepted the Proclamation.
National Childhood Obesity Awareness Month - Proclaim September 2026 as National Childhood Obesity Month.
Mayor Ulloa read the National Childhood Obesity Awareness Month Proclamation into the record designating September 2026 as National Childhood Obesity Awareness Month in Chino.
Rachel Phelps, Community Services, Parks & Recreation Coordinator, City of Chino and Jen Cervantes, Executive Branch Director, Chino Valley YMCA, accepted the Proclamation.
Presentations
Chino National Little League District 23 Champions - Recognition of Chino National Little League Junior District 23 and 50/70 District 23 Tournament of Champions, and District 23 Intermediate All-Star Championship Winners.
Mayor Ulloa presented certificates of recognition to the Chino National Little League District 23 Champions, acknowledging the dedication of the players and the leadership of their coaches in achieving their championship titles. The Mayor also presented certificates sent to the players by Senator Susan Rubio, California State Senate District 22.
Business of the Month - Award of Business of the Month for September 2026 to:
- Loren's Glass
- Carrie Out Burgers
Mayor Ulloa presented the Business of the Month Award for September 2026 to Loren's Glass.
The award was accepted by owners Kevin and Valerie Struiksma.
Mayor Ulloa announced that the second recipient of the Business of the Month Award for September 2026, Carrie Out Burgers, was unable to attend the meeting and will be presented with the award at the next Regular City Council Meeting.
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Mayor’s Home Beautification Award - Award of Mayor’s Home Beautification Award for September 2026.
Mayor Ulloa presented the Mayor's Home Beautification Award for September 2026 to Shaun Luk of Guilford Avenue in Chino.
REPORT OUT OF CLOSED SESSION
City Attorney Fred Galante reported out of closed session as follows:
1. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
Pursuant to paragraph (1) of subdivision (d) of Government Code Section 54956.9 Name of case: Mary Ingrid Culp vs. City of Chino; (Case No. CIVSB2222717) The City Council received a briefing, engaged in discussion, and provided direction regarding the existing litigation in the case of Mary Ingrid Culp v. City of Chino, and no further reportable action was taken.
2. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Pursuant to Government Code Section 54957
Title: City Manager
The City Council discussed and conducted the performance evaluation of the City Manager, provided feedback, and no further reportable action was taken.
3. CONFERENCE WITH LABOR NEGOTIATOR
Pursuant to Government Code Section 54957.6
Agency designated representatives: Fred Galante, City Attorney Unrepresented employee: City Manager
The City Council held a discussion, provided direction, and no further reportable action was taken.
AGENDA ADDITIONS/REVISIONS
Jackie Melendez, Assistant City Manager, reported there were no additions or revisions to the agenda.
PUBLIC ANNOUNCEMENTS
Mayor Ulloa provided reminders regarding upcoming community events, including Free Compost and Mulch Giveaway Day scheduled for September 19, 2026. The Mayor also announced the Labor Day closure, noting that City Hall and most City facilities will be closed on Monday, September 7, 2026, and will resume regular business hours on Tuesday, September 8, 2026.
Mayor Ulloa further announced that the meeting would be adjourned in memory of Nikki Mullins, a champion of the Chino Boxing Club.
REPORTS
Department Directors
Jackie Melendez, Assistant City Manager, introduced the new Director of Development Services, Dr. Swati Meshram, who addressed the Council and expressed her enthusiasm to
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serve the City Council and the residents of Chino.
Silvia Avalos, Community Services Parks and Recreation Director, invited the community to attend the third annual Inclusion Community Celebration, scheduled for Saturday, September 26, 2026, from 10:00 a.m. to 2:00 p.m. at the Neighborhood Activity Center.
Police Chief
Police Chief Mensen, Chino Police Department, reminded the community that September is National Preparedness Month and encouraged attendance at the annual Chino Cares Emergency Preparedness Fair on Saturday, September 19, 2026, at the Chino Police Department. He further announced that the Chino Police Department and the Chino Valley Fire District will host the first annual Charity Softball Game on Saturday, September 12, 2026, with all funds raised benefiting the City of Hope Pediatric Cancer Unit.
Fire Chief
Fire Chief Dave Williams, Chino Valley Fire District, reported that the District has received recognition and designation as a fire risk reduction community, noting that this designation may help residents reduce home insurance costs. Residents seeking additional information should contact the Chino Valley Fire District’s Community Risk Reduction Department at (909) 902-5260.
PUBLIC COMMENTS
Pastor Danny Unterkofler, Crosspoint Church, provided the invocation.
Joanne Genis addressed the Council regarding homelessness and submitted a copy of a recently adopted City of Riverside ordinance requiring advanced notice before transporting an unhoused individual into the city. The submitted materials were distributed and made available to the public.
Phil Chien addressed the Council regarding administrative procedures related to the Eden Mixed-Use Development Project.
Mayor requested City Attorney Galante follow up separately regarding the speaker’s comments.
Roxanna Gracia, representing 53rd District Assembly Member Michelle Rodriguez, invited the City Council and community to attend “Pink with Purpose,” a women’s health and resource fair on October 17, 2026, at Anthony Munoz Park from 11:00 a.m. to 1:00 p.m. At Mayor Ulloa’s request, an event flyer was provided to the City Council and made available to the public.
Michael Sherman addressed the Council regarding a code enforcement citation and requested clarification on the required corrections. He submitted a copy of the citation and accompanying photographs, which were provided to the City Council and made part of the record.
Mayor Ulloa requested staff to follow up with Mr. Sherman.
Bob Nigg, spoke regarding administrative procedures, public outreach strategies, director approval authority limits, related to the Eden Mixed-Use Development Project.
City Attorney Galante provided clarification regarding the Eden Mixed -Use Development Project, noting the approvals were consistent with applicable Municipal Code and state law, outlined director approval authority limits, confirmed no changes to the Housing Element, and
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stated that the referenced Redondo Beach case differs from the circumstances of the project.
Stubbie Bar responded to prior public comments and to the City Attorney’s remarks regarding the Eden Mixed -Use Development Project and referenced state -mandated housing laws applicable to the City.
City Attorney Galante responded to Stubbie Bar’s comments regarding the validity of the City’s certified Housing Element.
Stubbie Bar responded to the City Attorney’s comments.
INFORMATION
External Agency Report for September 1, 2026. Receive and file the External Agency Report for September 1, 2026 (Covering Meetings from June 1-30, 2026).
Mayor Ulloa announced the External Agency Report was included in the agenda packet.
APPOINTMENTS
1. Community Services, Parks & Recreation Commission Appointment. Approve appointment to the Community Services, Parks & Recreation Commission.
Staff Report By: Mayor Eunice Ulloa
RECOMMENDATION: Approve the appointment of Natalie Sanders to the Community Services, Parks & Recreation Commission.
Motion by Mayor Pro Tem Burton, seconded by Council Member Lucio, to approve the appointment of Natalie Sanders to the CSPR Commission. The motion carried by the following vote:
AYES: ULLOA, BURTON, COMSTOCK, FLORES, AND LUCIO
NOES: NONE.
ABSENT: NONE.
Mayor Ulloa directed the City Clerk to administer the Oath of Office to the newly appointed Community Services, Parks & Recreation Commission (CSPR) Commissioner. City Clerk Natalie Gonzaga administered the Oath of Office to Commissioner Natalie Sanders.
Commissioner Natalie Sanders expressed appreciation to the City Council for their support and for the opportunity to serve the Chino community.
CONSENT CALENDAR
2. Warrants. Approve expenses as audited and within budget for warrants 7776213 to 7776804, and Electronic Fund Transfers 526976E to 52291E, totaling $22,446,335.90.
3. Minutes. Approve Minutes for the Regular Meeting on July 21, 2026 (All Members Present).
4. Elected City Officials’ Report Regarding Travel, Training, and Meetings. Receive and file the Elected City Officials’ Report reflecting City Council business related expenses incurred by the City.
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5. Award of Contract for Security Guard Services. Approve a five -year professional services agreement with Citiguard, Inc. for security guard services at City Hall, the Senior Center, and the Carolyn Owens Community Center for an estimated total amount of $983,468.04.
6. Approval of a Contract Vendor Increase to Authorize the Final Fourth Quarter FY25 -26 Payment for the Animal Resource Center of the Inland Empire (ARC). Approve a retroactive contract vendor increase for FY2025 -26 to the City of Ontario No. 2025 -291 by $54,587.90 for an adjusted contract balance of $2,043,791.90 to satisfy the remaining fiscal years fourth-quarter cost-share financial obligation for ARC.
7. Agreement with San Bernardino County for funding of the new Preserve Community Center/County Library Building. Approve an agreement in the amount of $4,000,000, of which $2,000,000 will be provided from the Fourth District’s Priorities Program budget and $2,000,000 will be provided from the San Bernardino County Library Budget Unit.
8. Reimbursement Agreement for Human Services Programs for residents of Chino Hills. Approve a contract effective retroactive to July 1, 2026, in the amount of $303,255.94, for the provision of Human Services Programs for residents of Chino Hills for Fiscal Year 2026-27.
9. Master Contract - Chino Valley Unified School District. Approve the Master Contract with the Chino Valley Unified School District effective retroactive to July 1, 2026, in the amount of $1,807,066.45 for the SOAR After School Program.
10. Revisions to Unrepresented Management Job Classifications and Salary Adjustments. Adopt Resolution Nos. 2026-053, 2026-054 approving revisions to job classifications, amendments to the Compensation and Benefit Plan, and amendments to the Classification Plan and Compensation Schedule for Unrepresented Management Employees.
11. Amendment No.1 to the Law Enforcement Services Agreement - Chino Valley Law Enforcement Services Agreement - Chino Valley Unified School District (CVUSD) for School Resource Officers. Approve an amendment with the CVUSD, effective retroactive to July 1, 2026, to revise the D.A.R.E. Officer assignment from a twelve (12)-month, year-round, to a ten (10)-month school-year assignment and reduce the revenue budget to reflect the update.
12. Approve a Reimbursement and Credit Reconciliation for Sewer Development Impact Fee (DIF) Construction Credit Reimbursement Agreements with various Lewis Companies. Approve the Consolidation and Reconciliation of Lewis Companies Construction Credit Reimbursement Agreements for Sewer Development Impact Fee Credit Reconciliation through May 31, 2025 and corresponding reimbursement in the amount of $600,000.
13. Public Improvement Agreement with BCT Corporate Center, LLC for Site Approval PL24 -0151, located on Corporate Center Drive, approximately 625 feet west of Ramona Avenue. Approve a Public Improvement Agreement for Site Approval PL24 -0151LD, located on the west side of Corporate Center Drive, approximately 625 Feet west of Ramona Avenue.
Motion by Mayor Pro Tem Burton, seconded by Council Member Lucio, to approve the Consent Calendar items 2-13, as presented. The motion carried by the following vote:
AYES: ULLOA, BURTON, COMSTOCK, FLORES, AND LUCIO
NOES: NONE.
ABSENT: NONE.
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PUBLIC HEARINGS
14. Consider the Applicant’s appeal of Public Works Condition of Approval No. 3.2, which requires the undergrounding of existing overhead utility lines and denies the Applicant’s requested concession, pursuant to the State Density Bonus Law, for the housing project consisting of 100 for-sale housing units located at the southwest corner of Riverside Drive and Magnolia Avenue (6033 and 6041 Riverside Drive). Appeal of Planning Commission condition to require the applicant to underground overhead utility lines for the affordable housing project located at the southwest corner of Riverside Drive and Magnolia Avenue.
Staff Report By: Maria Staar, Senior Planner
RECOMMENDATION: Conduct a Public Hearing and adopt Resolution No. 2026 -056, denying the Applicant’s appeal to remove Public Works Condition of Approval No. 3.2 which requires the undergrounding of existing overhead utility lines for the development project located at the southwest corner of Riverside Drive and Magnolia Avenue in the Affordable Housing Overlay.
Mayor Ulloa opened the public hearing.
Maria Staar, Senior Planner and Jesus Plasencia, Assistant City Engineer, provided a presentation on the item.
Five public comment emails were received from Linda Klein, Cox Castle & Nicholson, LLP; Carlos Rodriguez, Building Industry Association of Southern California (BIA); Brian Heaton, Department of Housing and Community Development; Matthew Gelfand, California for Home Ownership; and James Lloyd, California Housing Defense Fund. All materials were distributed to the City Council and made available to the public.
Joe Oftelie, Warmington Residential, the applicant/appellant representative, spoke regarding affordable housing, project affordability, Density Bonus Law concessions, and quantifiable building standards, and requested that the appeal be considered and granted.
Council discussion followed on unit cost and size, market-rate considerations, traffic, and public safety related to overhead utility lines.
Joe Oftelie, Warmington Residential, the applicant/appellant representative, addressed the City Council.
City Attorney Galante clarified Municipal Code Section 13.32.070 regarding in -lieu fees and related considerations.
Bob Nigg provided public comment, requested additional traffic analysis for high -density development impacts, and expressed concerns regarding emergency access with a single point of egress. He asked that the appeal be denied and voiced support for undergrounding power lines.
Discussion ensued between staff, the City Council, and the City Attorney on Density Bonus Law provisions, concessions granted, approved development standard waivers, cost -saving measures associated with affordable units, and the project’s eight granted waivers, including setbacks, height, and other development requirements.
Mayor Ulloa closed the public hearing.
Council Members discussed support for undergrounding utilities, noted the roadway’s function
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as a truck route, and raised points about project cost factors and rise in accidents. Additional comments addressed in lieu fees, public health and safety considerations, and potential applications of those fees.
City Attorney Galante provided legal clarification related to the discussion, noting that a comment made by the applicant’s representative regarding the Municipal Code and the City Engineer’s discretion was contradictory, and referenced Municipal Code Section 13.32.070.
Mayor Ulloa provided comments regarding in -lieu fees, noting they do not permit any action inconsistent with law. She referenced public safety concerns raised, affirmed due diligence, reiterated the long -standing requirement for undergrounding utilities, and noted that eight concessions had been granted for the project.
Motion by Council Member Flores, seconded by Mayor Pro Tem Burton, to Conduct a Public Hearing and adopt Resolution No. 2026 -056, denying the Applicant's appeal to remove Public Works Condition of Approval No. 3.2 which requires the undergrounding of existing overhead utility lines for the development project located at the southwest corner of Riverside Drive and Magnolia Avenue in the Affordable Housing Overlay. The motion carried by the following vote:
AYES: ULLOA, BURTON, COMSTOCK, FLORES, AND LUCIO
NOES: NONE.
ABSENT: NONE.
15. Consider the Applicant’s appeal of the Planning Commission’s June 17, 2026 action on the 210-unit rental housing project located at the northwest corner of Riverside Drive and Mountain Avenue (6210 Riverside Drive), which received a 3 -3 vote and, therefore, did not result in an approval or denial of the project. The Applicant is also appealing Public Works Condition of Approval No. 2.2, which requires the undergrounding of existing overhead utility lines and denies the Applicant’s requested concession pursuant to the State Density Bonus Law. Appeal of the Planning Commission's June 17, 2026 action, in which a 3 -3 vote resulted in neither approval nor denial of the proposed affordable housing project located at the northwest corner of Riverside Drive and Mountain Avenue.
Staff Report By: Maria Staar, Senior Planner
RECOMMENDATION: Conduct a Public Hearing and adopt Resolution No. 2026 -057, granting the appeal in part by approving PL25 -0022 (Site Approval ), and denying the portion of the appeal requesting removal of Public Works Condition of Approval No. 2.2, which requires undergrounding of the existing overhead utility lines located at the southeast corner of the project site.
Mayor Ulloa opened the public hearing.
Maria Staar, Senior Planner, and Jesus Plasencia, Assistant City Engineer, provided a presentation on the item and response to correspondence received.
Six public comment emails were received from Carlos Rodriguez, Building Industry Association of Southern California (BIA); Brian Heaton, Department of Housing and Community Development; Matthew Gelfand, California for Home Ownership; James Lloyd, California Housing Defense Fund; Jesse Zwick, Housing Action Coalition; and Ryan Leaderman, Holland & Knight, LLP. All materials were distributed to the City Council and made available to the public.
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City Attorney Galante addressed a letter from the applicant’s attorney regarding the appeal and noted that his response was distributed to the City Council and made available to the public.
Ms. Staar responded to questions regarding concessions and other project details.
Karen Alves, Vice President of Development, BCT Development, applicant/appellant representative, addressed the City Council.
Bob Nigg provided public comment, referencing traffic studies and noting SB 330 does not preclude evaluating future growth when policies exist. He cited the City’s 2020 traffic analysis guidelines and requested that the applicant be returned to the Planning Commission and required to conduct a new traffic study given the adjacent Northgate Market development.
Stubbie Bar provided public comment, noting that the City’s undergrounding policy dates to 1981 and expressed support for undergrounding power lines, emphasizing its importance for new developments.
Mayor Ulloa closed the public hearing.
The City Council discussed Planning Commission proceedings, state law compliance, traffic conditions near Northgate Market, safety concerns related to existing utility poles and the feasibility of undergrounding, as well as project design and overall development quality.
City Attorney Galante noted that the applicant’s representative cited scheduling issues related to their request to meet with Council Members following the Planning Commission meeting, as the City Council was dark during August, and stated that threat of litigation in the applicant’s correspondence necessitated his presence in any related meetings. City Attorney Galante also clarified the applicability of traffic study requirements.
Motion by Mayor Pro Tem Burton, seconded by Council Member Comstock, to Conduct a Public Hearing and adopt Resolution No. 2026 -057, granting the appeal in part by approving PL25-0022 (Site Approval), and denying the portion of the appeal requesting removal of Public Works Condition of Approval No. 2.2, which requires undergrounding of the existing overhead utility lines located at the southeast corner of the project site.
The motion carried by the following vote:
AYES: ULLOA, BURTON, COMSTOCK, FLORES, AND LUCIO
NOES: NONE.
ABSENT: NONE.
The City Council recessed at 9:13 p.m. and reconvened at 9:20 p.m., with all members present.
NEW BUSINESS
16. Naming of park site located in Block 1 at The Preserve. Adopt the name "Harmony Park" as the name of the new park to be part of Block 1 at The Preserve.
Staff Report By: Jeffrey Benson, Parks & Facilities Manager RECOMMENDATION: Adopt the name “Harmony Park” as the name of the new park to be part of Block 1 at The Preserve.
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Jeffrey Benson, Parks & Facilities Manager and Sylvia Avalos, Director of Community Services, Parks and Recreation, provided a presentation on the item.
Mayor Pro Tem Burton suggested the City consider recognizing Officer Russell Miller in the future, potentially through naming a park, in honor of his service as a fallen police officer.
Motion by Council Member Lucio, seconded by Council Member Comstock, to Adopt the name "Harmony Park" as the name of the new park to be part of Block 1 at The Preserve. The motion carried by the following vote:
AYES: ULLOA, BURTON, COMSTOCK, FLORES, AND LUCIO
NOES: NONE.
ABSENT: NONE.
17. Amendment No. 2 to the Construction Reimbursement Agreement and Partial Acceptance of Improvements for the Ontario Ranch Business Park Project (referred to as the REDA Project) - Merrill Avenue Widening, Interconnect, and Euclid Avenue Median Improvements Project R2501. Approve an amendment to the Construction Reimbursement Agreement for the Merrill Avenue Widening, Interconnect, and Euclid Median Improvements.
Staff Report By: Sylvia Ramos, Contracts & DIF Administrator & Jesus Plascenia, Assistant City Engineer
RECOMMENDATION: 1) Accept the completed portions of the public improvements associated with the Merrill Avenue widening and Euclid Avenue improvements; 2) approve a budget increase for Project R2501 - Merrill Avenue Widening, Interconnect, and Euclid Avenue Median Improvements for the remaining change order work and landscaping on Merrill Avenue, increasing the project budget by $984,250 for a revised total project budget not to exceed $18,677,118; 3) appropriate $868,150 to Transportation Fund 320 and approve an immediate budget transfer in the same amount from The Preserve Circulation Development Impact Fee Fund (Fund 260); 4 ) appropriate $116,100 from the Euclid Ave. Relinquishment Program; 5) approve an Amendment No. 2 to the Construction Reimbursement Agreement between the City of Chino and Euclid Land Venture, LLC, a Delaware limited liability company, increasing the reimbursement amount by $984,250 for a total not -to-exceed amount of $18,677,118; and 6) authorize the City Manager to execute all the necessary documents on behalf of the City.
Sylvia Ramos, Contracts & DIF Administrator and Jesus Plasencia, Assistant City Engineer, provided a presentation on the item.
Motion by Council Member Lucio, seconded by Council Member Comstock, to 1) Accept the completed portions of the public improvements associated with the Merrill Avenue widening and Euclid Avenue improvements; 2) approve a budget increase for Project R2501 - Merrill Avenue Widening, Interconnect, and Euclid Avenue Median Improvements for the remaining change order work and landscaping on Merrill Avenue, increasing the project budget by $984,250 for a revised total project budget not to exceed $18,677,118; 3) appropriate $868,150 to Transportation Fund 320 and approve an immediate budget transfer in the same amount from The Preserve Circulation Development Impact Fee Fund (Fund 260); 4) appropriate $116,100 from the Euclid Ave.
Relinquishment Program; 5) approve an Amendment No. 2 to the Construction Reimbursement Agreement between the City of Chino and Euclid Land Venture, LLC, a Delaware limited liability company, increasing the reimbursement amount by $984,250 for a total not -to-exceed amount of $18,677,118; and 6) authorize the City Manager to execute all the necessary documents on behalf of the City. The motion carried by the
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following vote:
AYES: ULLOA, BURTON, COMSTOCK, FLORES, AND LUCIO
NOES: NONE.
ABSENT: NONE.
MAYOR AND COUNCIL REPORTS
Mayor and Council Members provided no report in consideration of time.
OTHER REPORTS
City Manager
No report.
City Attorney
No report.
ADJOURN
Mayor Ulloa adjourned the meeting in memory of Nikki Mullins at 9:43 p.m. The next Regular Meeting of the City Council will be held on Tuesday, September 15, 2026 at 6:00 p.m. (Closed Session no earlier than 4:00 p.m. if necessary) at the Chino Senior Center.
APPROVED AND ADOPTED THIS 15TH DAY OF SEPTEMBER 2026.
________________________________
EUNICE M. ULLOA, MAYOR
ATTEST:
________________________________
NATALIE GONZAGA, CITY CLERK
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(These minutes are not official until signed.)