Chino City Council
November 3, 2026

www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, California 94111-4710
P: 415.262.5100 F: 415.262.5199
Linda C. Klein
415.262.5130
[email protected]
File No. 112326
June 29, 2026

VIA E-MAIL
Department of Housing and Community Development
Accountability and Enforcement
651 Bannon Street
Suite 400
Sacramento, CA 95811
Re: State Density Bonus Law Concession for 6033 & 6041 Riverside Drive, Chino, CA
To Whom It May Concern:

We write concerning the denial by the City of Chino (“City”) of a concession requested by Regent Land Company (the “Applicant”) to allow overhead utilities to remain aboveground (“Utility Line Concession”).1 This letter describes the proposed housing development project (“Project”), including its eligibility for State Density Bonus Law (“SDBL”) benefits, the applicable undergrounding requirements and requested concession, and the City’s object to the Utility Line Concession and request for a Notice of Violation.

1. The Project and Its Eligibility for SDBL Benefits
The Project proposes 100 residential units, with 90 for-sale market rate homes and 10 homes that would be affordable for moderate income families to purchase at property commonly known as 6033 and 6041 Riverside Drive (“Property”) in the City. The Property has a General Commercial (“GC”) land use designation and zoning but has an Affordable Housing Overlay under the Housing Element. According to the Housing Element, the realistic capacity for the Property if it is developed for residential rather than commercial uses is 99 units.2(City Housing Element, Table B-6, p. B-36.) 1 City staff will not allow the Project to go to a hearing with the Utility Line Concession. 2 The Affordable Housing Zoning Overlay keeps the existing commercial zoning in place. (City Housing Element, p. 3-44.) The GC Zone permits development that does not include housing. (Mun. Code, § 20.06.030.A.) New Commune v. City of Redondo Beach (2025) 115 Cal.App.5th 111, 122 held that “[a]n overlay cannot be used to satisfy the minimum density and residential use requirements . . . where the base zoning expressly permits development that does not include housing.” If the California Department of Housing and Community Development (“HCD”) determines that the City lacks a valid Housing Element, the Project would move forward as a Builder’s Remedy project.

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June 29, 2026

Because ten percent of the Project’s units would be affordable to moderate-income buyers, the Project is eligible for SDBL benefits. Specifically, the Project qualifies for a density bonus (Gov. Code, § 65915, subd. (b)(1)(D), one incentive or concession (id., subd. (d)(2)(A), unlimited waivers (id., subd. (e), and use of SDBL parking standards (id., subd. (p)).

2. The City Lacks An Objective Standard Requiring Underground Utility Lines and Violated the Housing Accountability Act by Insisting on Underground Utilities
The City lacks an objective standard requiring that all utilities be placed underground. City Municipal Code section 13.32.030 generally requires that “[a]ll existing and proposed cable television, electrical, telephone and other energy or communication devices such as lines, poles, transformers and related devices shall be placed underground.” But there are exceptions to this requirement and Municipal Code section 13.32.050.B gives the City engineer unlimited discretion to identify which utilities “shall be placed underground for each development or improvement and which utility devices may be exempted.” (City Mun. Code, § 13.32.050.B; see § 13.32.050.D [“[i]n the exercise of the discretion granted to the city engineer herein, he or she shall determine which utility devices shall be placed underground”].)
A requirement that is imposed or not imposed based on the City engineer’s discretion is not objective. “Objective” means “involving no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.” (Gov. Code, § 65589.5, subd. (h)(9).) The City engineer’s thought process is personal, subjective, unverifiable, and unknown to the Applicant. The City’s insistence of applying a discretionary standard to the Project and denying a requested concession to allow the utility lines remain aboveground violates the Housing Accountability Act. (Id., subds. (f)(4), (h)(6)(A).)

3. City Staff Impose a Nonobjective Requirement and Applicant Responds with a Concession Request
Even though the City lacks an objective requirement to underground utility lines, the City has commented on the Project applications that the utility lines (but not the transmission lines, which are lines that are more than 34.5 KV) along the Property frontage must be placed underground. Specifically, although the transmission poles and lines along the Property’s Magnolia Avenue frontage will remain, the City wants the utility lines around the Property to be placed underground. In response, on October 13, 2025, the Applicant requested the Utility Line Concession to maintain the utility lines above ground. (Exhibit A.)

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June 29, 2026

As noted in the October 13, 2025, letter, putting utility lines underground is extremely expensive due to construction costs and associated fees. It also does not result in the removal of power poles since the transmission lines would remain aboveground. In addition, Southern California Edison (“SCE”) has stated that it cannot do the work for approximately nine months, which would increase the Applicant’s land carry costs since the City does not allow the issuance of certificate of occupancy for homes in projects conditioned on undergrounding utilities until the undergrounding is complete. (§ 13.32.030.C.) Accordingly, the Utility Line Concession would result in identifiable and actual cost reductions to provide for affordable housing costs.

4. City Staff Argue Against Applicant’s Concession Despite No Direct or Quantifiable Safety Concerns
On February 17, 2026, City staff sent a memorandum (“City Memorandum”) indicating that staff likely would recommend that the Planning Commission deny the Utility Line Concession. (Exhibit B.) According to the City Memorandum, the Utility Line Concession would “result in public safety impacts” and undergrounding is necessary to “reduce hazards to life and property, particularly during emergencies, and to maintain safe visibility and access within the public right-of way.” (City Memorandum, pp. 1–2.) Under SDBL, the City can deny a concession based on safety concerns only if that concession would have a “specific, adverse impact upon the public health and safety.” A “specific, adverse impact” means a “significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” (Gov. Code, § 65589.5, subd. (d)(2); id. § 65915, subd. (d)(1)(B).) City staff made no findings about the Project or the specific utility lines that the Applicant seeks to retain.

Instead, City staff based its claims that the Utility Line Concession would create an adverse safety impact on the general findings cited in the City’s Underground Utility Devices Ordinance. Those findings note that the absence of utility poles serve the public health, safety, and welfare because the lack of poles “eliminate[s] potential hazards,” “facilitate[s] the delivery services,” “improve[s] or increase[s] the utility of the public right-of-way,” and “improve[s] or increase[s] the visibility of persons operating motor vehicles.” (City Mun. Code, § 13.32.010.) Staff failed to connect these general findings to the utility poles on the Property’s boundary.

Nor do the findings in the Underground Utility Devices Ordinance explain how the Utility Line Concession, which would leave existing utility poles in place, creates “a significant, quantifiable, direct, and unavoidable impact.” (Gov. Code, § 65589.5, subd. (d)(2).) City staff provided no quantification of impacts or articulate any theory regarding how power lines that have existed for decades suddenly become a significant adverse impact to public safety when the Applicant redevelops the Property with the

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June 29, 2026

Project. As the Legislature stated, “the conditions that would have a specific, adverse impact upon the public health and safety . . . arise infrequently.” (Gov. Code, § 65589.5, subd. (a)(3).) Aboveground powerlines, however, arise frequently.

City staff also failed to find that “there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households” in its memorandum. (See Gov. Code, § 65915, subd. (d)(1)(B).) For example, and as proposed by the Applicant, the alleged danger to drivers caused by maintaining existing utility poles could be mitigated or avoided by a guardrail.

5. City Staff Recommend Denial of the Concession in its Staff Report to the Planning Commission, Citing the Same General Reasons for Denial State in the City Memorandum
Prior to the June 17, 2026, Planning Commission hearing, the Applicant explained to staff why it could not deny the requested concession. Nevertheless, staff recommended denial of the Utility Line Concession. (Planning Commission Staff Report (“Staff Report”) (June 17, 2026) (excerpts attached as “Exhibit C” 3 ), p. 10.)
To support its recommendation, Staff again cited the Underground Utility Devices Ordinance, stating that ordinance “establishes undergrounding as a key public safety requirement to reduce hazards during emergencies, limit risks from downed lines, and maintain safe conditions in the public right-of-way.” (Id.) As discussed above, those generalized findings are insufficient to show that the Applicant’s request to retain the utility poles around the Property would create a specific, adverse impact on public safety.

Staff also provided data showing that 23 traffic accidents involving a vehicle collision with a power pole resulting in damage to the pole (not people) had occurred in the City between 2021 and 2025. (Id.) This data shows no driver hit a pole adjacent to the Property. (Id., at p. 20.) The data shows that of the 23 collisions, only four resulted in injuries, and the data fails to state the severity of the injuries. (Id.) Twenty collisions occurred because drivers failed to obey traffic rules (i.e., improper turning, speeding, and driving under the influence). (Id.) A reasonable inference from this data is that bad drivers cause accidents and not that utility poles have a significant, adverse impact upon public health and safety. For the other three collisions, no reason is given for the driver hitting the pole. (Id.) The lack of information does not support a finding that utility poles are a significant, adverse impact upon public health and safety. 3 The full staff report is over 1,000 pages, making it too large to easily transmit. We can provide a complete copy upon request.

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June 29, 2026

The Staff Report failed to consider whether there is a feasible method to satisfactorily mitigate or avoid the adverse impact allegedly caused by the Project’s utility poles other than disapproval of the Utility Line Concession.

6. The Planning Commission Fails to Find the Concession Would Have a Direct, Quantifiable, and Unavoidable Impact and Wrongly Denies the Concession
Unfortunately, the Planning Commission followed staff’s recommendation and denied the Utility Line Concession, failing to support that denial with findings showing that the Utility Line Concession would cause a significant, adverse impact upon the public health and safety and there is no feasible method to mitigate or avoid the impact.

The resolution denying that concession (“Resolution”) provides four reasons for denial. (Id., p. 17.) First, “undergrounding utilities is necessary to protect public health, safety, and welfare by reducing risks to life and property during emergencies such as earthquakes, fires, and severe weather events, reducing hazards associated with downed or damaged utility lines, and maintaining safe visibility and access within the public right-ofway for pedestrians, motorists, and emergency responders.” (Id.) Second, traffic collision data (the data discussed in Section 5 of this letter) “indicates there have been 23 traffic accidents within Chino City Limits involving a vehicle collision with a Southern California Edison (SCE) power pole resulting in damage to the pole.” (Id.) Third, the “undergrounding requirement constitutes a fundamental public safety standard rather than a discretionary or primarily aesthetic requirement.” (Id.) Fourth, “[b]ased upon the legislative findings contained in Chapter 13.32, the requested concession or waiver would potentially create specific adverse impacts on public health and safety that cannot be mitigated without requiring compliance with the undergrounding requirement.” (Id.) None of the City’s findings are sufficient to show that the Underground Utility Concession would have a specific, adverse impact upon public health or safety and there is no feasible way to minimize that impact other than denying the Underground Utility Concession.

All four findings are general, making them insufficient to show that the Utility Line Concession creates a specific, adverse impact upon the public safety. No finding explains why the utility poles for the transmission lines along Magnolia Avenue, which the City does not require the Applicant to underground, are safe but the utility poles along Riverside Drive are so unsafe that the City must deny the Utility Line Concession.

The first finding does not support the conclusion that utility lines have a significant, adverse impact upon public health and safety. That finding states that underground utility lines “reduce hazards” compared to aboveground utility lines. But there is no showing that aboveground utility lines pose a significant, adverse impact upon the public safety,

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June 29, 2026

particularly considering that such impacts by definition arise infrequently. As noted above, aboveground utility lines are ubiquitous. They are so ubiquitous that SCE has found a way other than undergrounding to reduce the risk to the public from such lines during fires and severe weather events. Specifically, SCE temporarily shuts off power when there are dangerous fire weather conditions, including strong winds, dry vegetation, and low humidity, to reduce the risk of a wildfire caused by utility equipment. (SCE, Public Safety Power Shutoff Webpage.4)
The Property also is not in or near a mapped fire zone. (See CALFire Fire Hazard Severity Zone Viewer.) The Planning Commission did not consider that fact or any other Property or Project-specific information.

The second finding does not connect the City’s pole collision data to either significant adverse impacts upon public safety or the utility poles around the Property.

That data shows that in five years, there were 23 vehicle collisions with utility poles, mainly caused by drivers breaking traffic rules and that four resulted in injuries. The data is silent as to whether the injuries were significant. To the extent the collision data is informative, it shows that no collisions occurred on Magnolia Avenue or Riverside Drive, suggesting the utility poles along those streets cause no safety hazard. Notably, the Project’s traffic analysis found that the Project would meet all vehicular sightline and turning requirements and there is no evidence that the utility lines impede pedestrian passage on sidewalks.

The third finding that the City’s undergrounding requirement is a mandatory public safety requirement is insufficient to justify denial of a concession and is undermined by the City’s written requirements, which are in Chapter 13.32 of the City’s Municipal Code (“Chapter 13.32”).

Concessions allow an applicant to avoid mandatory municipal code requirements, all of which cities adopt under their police power to protect the public health, safety, and welfare. (See Miller v. Board of Public Works of City of Los Angeles (1925) 195 Cal. 477, 487 [“any zoning regulation is a valid exercise of the police power which is necessary to subserve the ends of which the police power exists, namely, the promotion of the public health, safety, morals, and general welfare”].) The City’s logic that a concession cannot be used to waive a requirement adopted to protect public safety would eviscerate the ability to obtain concessions. (See id., at pp. 488–489 [noting that zoning ordinances are adopted to “promote the public morals, health, safety, or general welfare” and comprehensive zoning solves problems of “fire, and health protection”].) The City must make a more specific 4 Available at https://www.sce.com/outages-safety/outage-preparedness/outage-types/public-safety-powershutoff-psps.

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showing that a requested concession results in a specific, adverse impact than noting that the concession removes a requirement that the City adopted under its police powers.

Moreover, Chapter 13.32 allows exceptions from the undergrounding requirements for certain devices and in certain situations. Exempted devices include the most dangerous of electrical lines—those operated at voltages in excess of 34,500 volts—as well as overhead devices in alleys, trails and utility easements in all but one location and utility lines in residential areas serving residential structures where utility poles presently exist along or near rear property lot lines. (Mun. Code, § 13.32.060.) Additionally, the City engineer can exempt a project “whenever the city engineer finds, in his or her discretion, that the proposed developments or improvements fit” certain criteria. (Id., § 13.32.070.) One such criterion is that the undergrounding distance would be less than 650 feet. (Id., § 13.32.070.E.) If the distance is less than 650 feet, the City engineer “may allow the owner or developer to pay a fee to the city” in lieu of undergrounding the utility lines.

These exceptions show that Chapter 13.32 is not so fundamental to public safety that undergrounding is required regardless of utility device or project type.

Chapter 13.32 also allows the City engineer “[i]n the exercise of the discretion granted” to “determine which utility devices shall be placed underground.” (Id., § 13.32.050.D.) This discretion applies to non-exempted devices. (Id., § 13.32.050.B.) Chapter 13.32 provides no objective criteria for how the City engineer must exercise his or her discretion. Stated differently, Chapter 13.32 is not, as the Planning Commission stated, “a fundamental public safety standard rather than a discretionary or primarily aesthetic requirement.” Instead, it is a discretionary requirement, where the City engineer gets to decide how it is enforced.

The fourth finding states that the findings justifying the City’s adoption of Chapter

13.32 show that the Utility Line Concession “would potentially create” a significant, adverse impact. SDBL requires a finding that the requested concession “would have a specific, adverse impact”; the potential for an impact is insufficient for denial. The City failed to show that the Utility Line Concession would definitively have a specific, adverse impact upon the public safety. The lines the Applicant wishes to leave in place have long existed and if they were dangerous, the City would have quantified data showing that danger. The only conclusion to draw from the City’s reliance on generic data unrelated to the Property or Project is that the City lacks evidence that maintaining the electrical lines around the Property (particularly when the City allows the transmission lines to remain aboveground) creates a quantifiable, direct, and unavoidable impact upon the public safety.

Finally, although the City stated that there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact, the City failed to propose or consider any mitigation. The Applicant told the Planning Commission that he would install a guardrail to prevent vehicles from hitting the utility poles. The Planning Commission did not address that suggestion or consider any others.

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Because the City has stated that it would not alter its position on the denial of the Utility Line Concession absence guidance from HCD, we ask that HCD provide such guidance in a strongly worded Notice of Violation.

Sincerely,
Cox, Castle & Nicholson LLP
Linda C. Klein
Partner
Attachments: Exhibit A, Request for the Utility Line Concession Exhibit B, City Memorandum Denying Utility Line Concession Exhibit C, Planning Commission Staff Report
cc: Joe Oftelie
Brian Taylor

EXHIBIT A
Chino 4
October 13, 2025
Regent Land Company
1968 S. Coast Hwy, Suite 3043
Laguna Beach, CA 92651
City of Chino Development
Development Services Department
13220 Central Avenue
Chino, CA 91710
RE: Chino 4 — Project Description
Dear Development Services Department:

Thank you for the opportunity to bring a new residential project to the City of Chino. Regent Land Company is honored to present our proposed 100 attached homes in an inviting community to your City.

Our community will be located at 6033 and 6041 Riverside Dr, Chino, CA 91710 (APN 102-011-101 and 102-011-102), consists of a 5 gross acre site or 3.96 adjusted gross acre site. Of the 3.96 adjusted gross acre site,0.2 adjusted gross acres are zoned Commercial General and 3.76 adjusted gross acres are zoned Commercial General with an affordable housing overlay. The site is mostly vacant with two residential homes on the property.

The entitlements proposed for this project are a Tentative Tract Map, Site Approval, and the adoption of CEQA findings (i.e., Class 32 Exemption). This project has a land use designation Commercial General and zoning designation Commercial General. The project has an Affordable Housing Overlay on 3.76 adjusted gross acres of the site that allows for a minimum of 26 units per acre. In the 3.76 adjusted gross acres, the project is planned at 26.59 units per acre which is consistent with the Affordable Housing Overlay. There is one APN that is not a part of the Affordable Housing Overlay, but it is not planned to have any homes. The Commercial General zoning on the parcel will allow for park space which is what is planned for that portion of the site.

The affordable housing overlay requires 3% moderate housing to be developed on the site. In order to qualify for State Density Bonus Law (SDBL) Regent Land Company is proposing 10% of the homes be provided to moderate income households. Due to the use of State Density Bonus Law, the project is allowed an unlimited number of waivers and one concession/incentive. The project requests the use of the concession/incentive to keep the existing power poles along the project frontage in place and not relocate underground. The project seeks waivers for all the development standards with which it does not meet including the requested waiver below. The applicant also reserves its right to seek additional waivers during application processing.
• Front Yard Setback. According to Table 20.09.6, the minimum front yard setback shall be 15 feet.

The Project requests a waiver to allow the lots to have an 8-foot front yard setback. Absent this Chino 4
waiver, the Project would need to redesign the building locations and would be unable to fit 100 units on the Property and achieve the density permitted. • Side Yard Setback. According to Table 20.09.6, the minimum side yard setback shall be 15 feet.

The Project requests a waiver to allow the lots to have a 7-foot side yard setback. Absent this waiver, the Project would need to redesign the building locations and would be unable to fit 100 units on the Property and achieve the density permitted. • Rear Yard Setback. According to Table 20.09.6, the minimum rear yard setback shall be 15 feet.

The Project requests a waiver to allow the lots to have a 7-foot rear yard setback. Absent this waiver, the Project would need to redesign the building locations and would be unable to fit 100 units on the Property and achieve the density permitted. • Outdoor Living Area. According to Code 20.09.090H.1, a minimum of 400 SF per unit of outdoor open space and 20% of net lot area devoted to open space is required. The Project requests a waiver to allow for 19,085 SF of outdoor open space and 15% of net lot area devoted to open space. Absent this waiver, the Project would need to redesign the building locations and would be unable to fit 100 units on the Property and achieve the density permitted. • Private Open Space for Ground Floor Units. According to Code 20.09.090H.2, a minimum of 72 SF deck per unit is required. The Project requests a waiver to allow for 0 SF of private deck area.

Absent this waiver, the Project would need to redesign the building locations and would be unable to fit 100 units on the Property and achieve the density permitted. • Common Area Open Space. According to Code 20.09.090H.3, a minimum of 65% of outdoor living is required. The Project requests a waiver to allow for 48% of outdoor living. Absent this waiver, the Project would need to redesign the building locations and would be unable to fit 100 units on the Property and achieve the density permitted. • Height of Fence. According to Code 20.10-1, the maximum height of a fence is 3 feet. The Project requests a waiver to allow for a maximum of 9 feet 6 inches. Absent this waiver, the Project would need to redesign the building locations and would be unable to fit 100 units on the Property and achieve the density permitted.

The homes have been designed to create an inviting community that focuses on the comfort and safe lifestyles of the homeowners. This 100-home community comprises four plan types. These homes will feature pre-wired EV charging within the garages, solar roofs, and many other energy-efficient features.

The proposed site layout maximizes the common area open space and provides multiple amenity areas for the community to enjoy. The community entry and exit are from Magnolia Avenue.

Regent Land Company has a strong reputation for creating lasting value and community pride of ownership. We bring environmentally friendly residential communities to cater to today’s lifestyle. On behalf of Regent Land Company, we are honored to have this opportunity to bring much-needed housing to the City of Chino.

Sincerely,
Brian Taylor

EXHIBIT B
DATE: February 17, 2026
TO: Affordable Housing Overlay/Mixed Use Overlay Developer FROM: Planning Division
SUBJECT: DENSITY BONUS WAIVER/CONCESSION FOR UTILITY

UNDERGROUNDING
This memorandum responds to your request for a waiver or concession from the City’s requirement to underground utilities in connection with your proposed project. After reviewing the applicable provisions of the City’s Municipal Code and considering the purpose of the undergrounding requirement, staff does not support treating utility undergrounding as a candidate for waiver or concession. City staff and the City Attorney are of the opinion that granting such a waiver or concession could result in public safety impacts that are inconsistent with the intent of the City’s regulations.

Chapter 13.32 of the Municipal Code, titled “Underground Utility Devices”, establishes the City’s requirements for undergrounding utility devices and documents the public health and safety concerns associated with overhead utility lines and poles. The City Council found that eliminating overhead utility poles and lines reduces risks to life and property during emergencies such as earthquakes, fires, and severe weather events, and lowers the risks associated with downed or damaged utility lines. Undergrounding utilities also improves visibility and access within the public right-of-way, which supports safer conditions for pedestrians, motorists, and emergency services.

Because of these findings, the City applies the undergrounding requirement broadly to development projects that require City permits, and treats it as a fundamental safety standard rather than a discretionary enhancement. Although Chapter 13.32 includes certain exemptions, those provisions are narrow and specific. They do not establish a general ability to waive undergrounding requirements in connection with new development, nor do they suggest that undergrounding is an optional or primarily aesthetic requirement.

M E M O R A N D U M

DEVELOPMENT SERVICES DEPARTMENT
Under the State Density Bonus Law (Government Code section 65915(d)), qualifying affordable housing projects are generally entitled to concessions or incentives that result in identifiable and actual cost reductions. The City must approve such concessions unless it can make specific findings, supported by substantial evidence, that the requested relief would either: (1) not reduce costs, (2) cause a specific adverse impact on public health or safety, the physical environment, or a historic resource that cannot be mitigated without rendering the project unaffordable, or (3) violate state or federal law. In this case, Chapter

13.32 includes explicit legislative findings that undergrounding utilities is necessary to reduce hazards to life and property, particularly during emergencies, and to maintain safe visibility and access within the public right-of-way.

For these reasons, City staff and the City Attorney do not support approving any waiver or concession from the City's undergrounding requirement and will maintain this position in project review. While we remain available to discuss code-compliant alternatives and narrow exemptions under Chapter 13.32, our position is that all required utilities must be installed underground to protect public safety.

EXHIBIT C
Those persons wishing to speak on any item included on the agenda, or on any matter within the subject matter jurisdiction of the Planning Commission, are invited to fill out and submit to the Recording Secretary a “Request to Speak” form (name and address optional) which is available at the entrance to the City Council Chambers. Additionally, members of the public may submit electronic inquiries or comments by submitting emails to [email protected] no later than 5:00 p.m. the day of the meeting.

If you require a reasonable accommodation to participate in this meeting per your rights under the Americans with Disabilities Act or for any other reason, please contact the City Clerk’s Office at (909) 334-3306 at least 48 hours prior to the advertised starting time of the meeting.

Any documents produced by the City and distributed to a majority of the Planning Commission regarding any item on this agenda will be made available in the Development Services Department during normal business hours at City Hall located at 13220 Central Avenue, Chino. In addition, such documents will be posted on the City’s website at www.cityofchino.org.

CHINO PLANNING COMMISSION

CITY HALL COUNCIL CHAMBERS
13220 CENTRAL AVENUE
CHINO, CA 91710
WEDNESDAY, JUNE 17, 2026 AT 6:00 PM

REGULAR MEETING
AGENDA
_________________________________________________________________________________

FLAG SALUTE

ROLL CALL
Planning Commission Members: Lissa Fraga (Chairperson), Vincent Lopez (Vice Chairperson), Jimmy Alexandris, Brandon Blanchard, Kevin Cisneroz, Annmarie Lemento, Lawrence Vieira.

ANNOUNCEMENTS

PUBLIC COMMUNICATIONS
At this time, members of the public may address the Planning Commission on subjects that do not appear on the agenda. Please state your name for the record and limit your remarks to three minutes. If you have an item that will require discussion, please request that the item be placed on the next Planning Commission meeting agenda.

CONTINUED PUBLIC HEARING

1. PL25-0067 (SA) and PL25-0068 (TTM 20794) A request for approval to subdivide and develop a 100-unit residential for-sale project at a density of 26.6 dwelling units per acre on a 3.76 adjusted gross acre site within the CG (General Commercial) zoning district in the Affordable Housing Overlay.

Staff Report By: Maria Staar, Senior Planner
RECOMMENDATION: Adopt Planning Commission Resolution No. PC2026-004 approving PL25-0067 (Site Approval) and PL25-0068 (Tentative Tract Map 20794), based upon the findings and subject to the departmental conditions of approval). 1 CHINO PLANNING COMMISSION
JUNE 17, 2026 2

PUBLIC HEARINGS
The public will be given an opportunity to speak on each of the items listed below. Following a presentation and questions from the Planning Commission to staff, the chairperson will open the public hearing. At that time, the applicant will be permitted ten minutes to present their case.

Members of the public will then be permitted five minutes to speak. After all have spoken, the applicant is permitted three minutes to summarize. The public hearing is then closed; however, the Planning Commission may, at its discretion, reopen the public hearing to receive additional public testimony. It is requested, but not required, that any members of the public addressing the Planning Commission state their name for the record prior to making your remarks.

2. PL25-0022 (Site Approval). A request to construct a 210-unit residential rental community consisting of 25 two- and three-story residential buildings and a recreation building on 7.9 adjusted gross acres of land at a density of 26.6 dwelling units per acre.

Staff Report By: Maria Staar, Senior Planner
RECOMMENDATION: Adopt Planning Commission Resolution No. PC 2026-005 approving PL25-0022 (Site Approval) based upon the findings and subject to the departmental conditions of approval.

3. PL26-0119 (Specific Plan Amendment), PL25-0120 (Site Approval), and PL25-0121 (Tentative Tract Map). A request to amend the East Chino Specific Plan (ECSP) and a request for approval of a Site Approval (SA) and Tentative Tract Map (TTM) ) to subdivide 12.42 adjusted gross acres for the development of 55 single-family residential homes.

Staff Report By: Chris Cortez, Assistant Planner
RECOMMENDATION: 1) Adopt Planning Commission Resolution No. PC2026-012, recommending the City Council approve PL26-0019 (East Chino Specific Plan Amendment), based on the findings listed in the Planning Commission Resolution No. PC2026-012; 2) Adopt Planning Commission Resolution No. PC2026-013, approving PL25-0120 (Site Approval) and PL25-0121 (Tentative Tract Map No. 20845), based upon the findings and subject to the departmental conditions of approval.

4. PL26-0057 (Sign Code Update). A proposed comprehensive update to Title 16 (Signs) of the Chino Municipal Sign Code to amend and reorganize multiple chapters of Title 16.

Staff Report By: Chris Cortez, Assistant Planner

5. Comprehensive Zoning Code Update (PL24-0146 ZOA) and Zoning Map Amendment (PL25-0108 ZC) to implement the 2045 General Plan. Comprehensive Zoning Code Update (PL24-0146 ZOA) and Zoning Map Amendment (PL25-0108 ZC) to implement the 2045 General Plan.

Staff Report By: Michael Hitz, Principal Planner

NEW BUSINESS

DIRECTOR'S REPORT

COMMISSION COMMENTS

ADJOURNMENT
Adjourn to a regular meeting of the Planning Commission on July 15, 2026 at 6:00 p.m. in these Council Chambers.
2 CHINO PLANNING COMMISSION
JUNE 17, 2026 3
I, Natalie Gonzaga, City Clerk of the City of Chino, hereby declare that on June 11, 2026 this agenda was posted on the south window of Chino City Hall and this agenda together with all of the agenda reports and related documents were posted on the City’s website at www.cityofchino.org by myself or under my direction.
_______________________________________
Natalie Gonzaga, City Clerk.

All Planning Commission decisions may be appealed to the City Council. An appeal of a Planning Commission decision must be filed with the Planning Division within ten (10) calendar days of the decision date.
3 MEMORANDUM

CITY OF CHINO

DEVELOPMENT SERVICES DEPARTMENT
PLANNING COMMISSION MEETING DATE: JUNE 17, 2026
..titl e
PL25-0067 (SA) and PL25-0068 (TTM 20794)
..end

LOCATION MAP
4 PLANNING COMMISSION MEETING DATE: JUNE 17, 2026
TITLE: PL25-0067 (SA) AND PL25-0068 (TTM 20794)
PAGE: 2
PROJECT NO.: PL25-0067 (SA) and PL25-0068 (TTM 20794)
APPLICANT: Regent Land Company
REQUEST: A request to subdivide 3.76 adjusted gross acres of land into one lot, for condominium purposes for the construction of a 100-unit, 17 building residential for-sale project at a density of 26.6 dwelling units per acre within the CG (General Commercial) zoning district within the Affordable Housing Overlay (AHO) and 0.17-acre lot in the CG zoning district.

LOCATION: Southwest corner of Riverside Drive and Magnolia Avenue (APN 1020-111-01 and -02)
RECOMMENDATION:
..recommendation
Adopt Planning Commission Resolution No. PC2026-004 approving PL25-0067 (Site Approval) and PL25-0068 (Tentative Tract Map 20794), based upon the findings and subject to the departmental conditions of approval).
..body
SURROUNDING ZONING AND LAND USE:

Existing Land Use General Plan Zoning District
Project Site - Residential GC (General
Commercial)
CG (General
Commercial) with a
portion in the
Affordable Housing
Overlay (AHO)
North - Commercial GC (General
Commercial)
CG (General
Commercial)
East - Apartments RD20 and RD12
(Residential 20
Dwelling Units/Acre
and Residential 12
Dwelling Units/Acre)
RD20 (Residential 20
Dwelling units /Acre
and RD12 (Residential
12 Dwelling
Units/Acre)
South - Residential RD4.5 (Residential 4.5
Dwelling Units/Acre)
RD4.5 (Residential 4.5
Dwelling Units / Acre)
West - Residential GC (General
Commercial)
CG (General
Commercial) with
Affordable Housing
Overlay (AHO)

BACKGROUND
The 2021-2029 Housing Element (Housing Element) update was originally adopted by the City Council on January 4, 2022, with revisions to the document adopted in December 2024. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) on 91 different sites throughout the City. These specific sites were identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Needs Assessment (RHNA) numbers required by the State. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects 5 PLANNING COMMISSION MEETING DATE: JUNE 17, 2026
TITLE: PL25-0067 (SA) AND PL25-0068 (TTM 20794)
PAGE: 3
provide affordable housing for low-income households. The subject project is located on one of the AHO sites identified in the adopted Housing Element.

The applicant submitted a preliminary application (PL25-0066) on May 29, 2025 under the provisions of Senate Bill 330, the Housing Crisis Act (SB 330). SB 330 was adopted by the State in 2019 to, among other things, provide more certainty to housing developers by allowing them to lock in the standards that apply to their projects. Subject to limited exceptions, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed. Preliminary applications can be filed up to 180 days before filing a full application. Concurrent with the preliminary application, the applicant submitted applications for a Site Approval (PL25-0067) and Tentative Tract Map (PL25-0068) on May 29, 2025 for development of the site with a 100-unit for-sale community. The project includes a request for waivers pursuant to State Density Bonus Law (SDBL).

In recent years, the state has placed increased limitations on the City’s discretion to approve or deny housing projects. Under the Housing Accountability Act (HAA) (Government Code 65589.5(j)), when a proposed housing project meets applicable, objective general plan, zoning, and subdivision standards, and environmental review has been conducted in compliance with the California Environmental Quality Act (CEQA), then the City must approve the project unless it makes written findings that: (1) the project would have a specific, adverse impact upon the public health or safety unless the project is disapproved; and (2) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project. “Specific adverse impact” is defined in state law as “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” State law further explains that “It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon the public health and safety … arise infrequently.”

ISSUES/ANALYSIS
Site Design:

The project site is located at the southwest corner of Riverside Drive and Magnolia Avenue and is bordered by single-family residential uses to the west and south, multifamily residential homes to the east, and commercial uses to the north. Primary vehicular access is provided via a single driveway from Magnolia Avenue. Due to the project’s relatively small size and limited number of units, only a single access point is required.

The proposed development consists of 17 buildings totaling 100 residential units designed as three story townhomes. Building orientations vary and either face a roadway, an internal paseo, the main drive aisle, or the open space amenity. The community is not proposed to be gated; however, an open tubular steel fence will be installed atop a retaining wall along Riverside Drive, as the roadway is elevated above the building pads. A central open space area with a large play structure is located near Riverside Drive. Along Magnolia Avenue, a rectangular open space area includes enhanced landscaping, seating, and a lawn area. A low wall separates the green space from the street. This area was included to help buffer Building One from the adjacent intersection.
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TITLE: PL25-0067 (SA) AND PL25-0068 (TTM 20794)
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The residential buildings are configured as 4, 5, 6, and 8-plex buildings, primarily oriented perpendicular to the Riverside Drive and fronting onto Magnolia Avenue.

Due to the design and density of the project, the project does not meet certain development standards. Specifically, waivers from front side and rear yard setbacks are requested pursuant to the State Density Bonus Law (SDBL), as discussed later in this report.

Project statistics are as follows:

Item Proposed
Project Area - 3.76 adjusted gross acreage + 0.17-acre lettered lot No. Lots - 1 lot and 1 lettered lot
Density - 26.6 du per acre/ 26-30 du/acre
No. of Buildings - 17 residential buildings
Building Area - Residential buildings 217,704 square feet (three stories) – 100 units
Lot Coverage - 44% proposed (AHO lot only)/ 65% maximum allowed Landscape Coverage - 20% without the lettered lot / 24% with the lettered lot / 15 % required
Parking (proposed/required)- 213 proposed parking spaces 210 required parking spaces per Chino Municipal Code
170 required per State density bonus law
Tentative Tract Map:

The project site currently has two residential structures and a stable and is comprised of two separate legal lots. The proposed tract map would consolidate the two lots and subdivide the lot for condominium purposes facilitating the sale and development of 100 for-sale residential units.

The primary development portion encompasses 3.76 adjusted gross acres, while a lettered lot comprises 0.17 acres. The central open space area would be located within the lettered lot and no building is proposed on this portion of the project site as the lettered lot does not have the AHO designation. Project development will involve the demolition of the structures to allow for site grading and construction.

Parking:

The proposed for-sale community provides a total of 213 parking spaces for the development, which exceeds the City’s requirement of 210 parking spaces. Since the project qualifies for a density bonus, the State Density Bonus Law (SDBL), California Government Code Section 65915, limits the number of parking stalls a City can require for this type of residential development. Based on SDBL parking requirements, the City cannot require more than one parking space per unit for one-bedroom units, more than 1.5 parking spaces per unit for two and three-bedroom units, and 2.5 parking spaces per unit for four-bedroom units, which results in 170 parking stalls required for the proposed project. The project exceeds this requirement by providing a total of 213 parking stalls of which 200 will be within a garage and the remaining 13 7 PLANNING COMMISSION MEETING DATE: JUNE 17, 2026
TITLE: PL25-0067 (SA) AND PL25-0068 (TTM 20794)
PAGE: 5
stalls will be surface parking. This exceeds the minimum required parking per SDBL by 43 spaces, and the City’s requirement by 3 spaces. Furthermore, the applicant was conditioned to implement a Parking Management Plan to the satisfaction of the Director of Development Services to require that residents park in the garages, to monitor parking areas, and other additional measures to help minimize parking conflicts.

A City cannot require additional parking even if the project does not conform with the City’s parking requirement. The State has passed numerous laws that expressly prohibit cities from requiring developers to provide more on-site parking spaces than otherwise expressly permitted by State law. In this case, with the inclusion of ten percent affordable housing units for moderate-income households, the project is entitled to the parking ratios set forth in SDBL.

Amenities, Landscape and Walls:

The AHO standards require projects to provide at least one major and two minor community amenities, and the project exceeds this requirement. Amenities in the development include a centrally located open space area that includes a large play structure. Additional features include small dog park at the southwest corner of the project site, and multiple seating areas with shade structures in the paseo areas between buildings.

Private open space is also provided for each unit by either a patio and/or a balcony. While each unit provides private open space, the amount of private open space does not meet the requirements of the AHO and a waiver pursuant to SDBL is being requested.

The project provides a total of 24% landscape coverage when including the lettered lot with the open space play area, which exceeds the minimum AHO requirement of 15%. Landscaping throughout the development has a drought tolerant design, incorporating trees, shrubs, and groundcover. A six-foot high decorative block wall is provided along the south and west perimeter of the project site. A tubular metal fence atop a retaining wall is provided along Riverside Drive.

Floor plans and Architecture:

The buildings are inspired by Spanish architecture and have two color schemes. The buildings are configured as 4, 5, 6, and 8-plex buildings and include a mix of three and four-bedroom units with four floor plans ranging in size from 1,412 square feet to 1,802 square feet. The buildings feature various details to provide some visual variation and interest. The buildings have a stucco finish, metal railing on balconies, tile surround or awnings at entries, exposed rafter tails, decorative shutters, decorative scalloped sills, and decorative metal pot shelves under certain upper level windows. Front doors, garage doors, and light fixtures are provided to match the architectural style. Traditional “S” tile roofing is provided throughout.

Applicable Standards and Waivers from Standards:

Under California State housing law, when a developer submits a preliminary application for a housing project, that project is only subject to the ordinances, policies, and standards adopted and in effect on the date the preliminary application is submitted. On April 18, 2023, the City Council adopted Ordinance No. 2023-008, which established development standards for the Affordable Housing Overlay (AHO). Based on the development standards the for-sale residential development must: (1) reserve at least three percent of its units for medium-income households; (2) adhere to a base density of 26 dwelling units per acre; and (3) remain in substantial conformance with both the preliminary application submitted to the City and the full application as deemed complete by the City.
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This project exceeds the moderate income requirement of three percent required under the AHO by providing ten percent of the homes (10 units) to moderate income households. The applicant therefore is entitled to waivers under State Density Bonus Law (SDBL). A waiver is a reduction or modification of any development standards and other regulations when those requirements physically preclude the project as designed. To qualify for waivers under SDBL, the applicant must provide written documentation justifying the need for a waiver. Additionally, there is no limit to the number of waivers that can be requested, allowing the applicant to seek relief from multiple standards. The ability for a City to deny a waiver under SDBL is limited to whether the request would potentially result in a specific, adverse impact upon health, safety, or the environment. (Government Code, 65915(d)(1) and 65915(e)(1).) In review of the requested waivers, it has been determined that the waivers would not result in a specific, adverse impact as defined by the Government Code. As such, the applicant has formally requested the following waivers for the Project (Exhibit “B”), which are detailed below.

1. Front yard setback (Magnolia Avenue): Relief from the required 15-foot front yard setback is requested. The Project proposes an eight-foot and eight-inch setback for one of the two buildings fronting Magnolia Avenue.

2. Side yard setback: (Riverside Drive and South Property line): Relief from both required 10-foot side yard setbacks are requested. The Project proposes a seven-foot setback along Riverside Drive, with the utility door swings projecting three feet seven inches into the setback area, without extending beyond the property line. Additionally, a seven-foot setback is requested at the nearest point to the southern property line.

3. Rear yard setback: Relief from the required 15-foot rear yard setback is requested. The proposed rear yard setback is seven feet nine inches at the nearest point to the west property line.

4. Height and location of fence and wall at Riverside: Relief from wall and fence height and setback requirements along the street-facing property line is requested. Riverside Drive is situated at a higher elevation than the project site, necessitating the construction of a retaining wall along the north property line. The greatest grade differential occurs at the western end of the site, gradually transitioning to match the grade near the northeast corner.

For safety purposes, a fence is required atop the retaining wall because the public sidewalk runs directly adjacent to the property line, creating a potential fall hazard due to the elevation difference. While the municipal code permits a maximum fence height of six feet along Riverside Drive, it requires that overall wall height be measured from the lowest finished grade. Because portions of the combination wall function as a retaining wall, the combined wall and fence reach a maximum height of 9.5 feet, exceeding what the code allows. However, the full height of the combination wall will not be visible to Riverside Drive, and the tubular steel fencing along Riverside Drive will have an exposed height of 42 inches.

Additionally, the code requires block walls to be set back 18 inches from the property line to accommodate landscaping along the roadway. However, the proposed combined wall and fence are located directly on the property line, immediately adjacent to the sidewalk. The applicant has provided colored site plan sheets and sectional drawings in the landscape package to illustrate the proposed wall condition.

5. Minimum Outdoor Living Area: A minimum of 400 square feet of outdoor open space (40,000 square feet) is required per unit and a minimum net lot area of 20% devoted to 9 PLANNING COMMISSION MEETING DATE: JUNE 17, 2026
TITLE: PL25-0067 (SA) AND PL25-0068 (TTM 20794)
PAGE: 7
open space (private or common open space) is required. The project requests a waiver and is proposing 19,084 square feet of outdoor open space and 15% of net lot area devoted to outdoor living area. Lot A is a separate lot and not within the AHO, and was not included in the calculations, however it provides an additional 7,377 square feet of common open space area.

6. Common Area Open Space requirements: A minimum of 65% of the outdoor living area is required to be provided as common open space. The project requests a waiver and is proposing 48% of outdoor living area for common open space.

7. Private Open Space for Ground Floor Units: Relief is requested from the private open space standards required that ground level units have a patio with a minimum dimension of 10 feet and 150 square feet overall or have an upper deck with a minimum dimension of six feet and 72 square feet overall. All units include balconies which range from 57 to 60 square feet in size, with minimum dimensions of four feet seven inches in width and 11 feet one inch in length. In addition, 19 units provide private ground-floor patios where feasible. These patio areas are depicted in mid-green on the site plan.

8. Floor plates for the third story: Relief is requested from the AHO standard limiting third-story floor plates to 80% of the ground-floor area. The project seeks approval for a third-story floor plate equal to approximately 107% of the ground-floor plate.

In addition to waivers, the applicant is requesting a concession under State Density Bonus Law for the undergrounding existing overhead utility lines, as required by the Chino Municipal Code.

Staff does not support this request. Chapter 13.32 of the Chino Municipal Code establishes undergrounding as a key public safety requirement to reduce hazards during emergencies, limit risks from downed lines, and maintain safe conditions in the public right-of-way. While State Density Bonus Law permits granting a concession that will reduce development costs, the City may deny the request if it would result in a specific adverse impact on public health or safety.

Traffic collision data compiled from 2021 to 2025 indicates there have been 23 traffic accidents within Chino City Limits involving a vehicle collision with a Southern California Edison (SCE) power pole resulting in damage to the pole. Staff and the City Attorney have determined that the concession to waive the undergrounding requirement will result in a significant adverse impact on public health or safety; therefore, the request does not meet the findings for approval.

Although the applicant has identified additional costs associated with undergrounding and related utility improvements, those costs do not outweigh the public safety objectives served by Chapter 13.32 of the Municipal Code. The finding for denial can be referenced in Section 3 of Planning Commission Resolution No. PC2026-004, attached to this staff report. The project has been conditioned to comply with undergrounding requirements, and the Memorandum of Understanding reflecting this position is included Exhibit “B”.

Public Outreach:

The applicant has conducted neighborhood outreach to inform residents and solicit feedback on the proposed project. On December 3, 2025, the applicant door-knocked homes along Barbara Street, speaking directly with adjacent residents about the project and an upcoming neighborhood meeting that was to be held. The meeting was held the following day, December 4, 2025, at the Carolyn Owens Community Center. Approximately 30 individuals attended the neighborhood meeting. At the meeting, various questions and concerns were brought up about traffic, including why access could not be from Riverside Drive rather than Magnolia Avenue; the adequacy of onsite parking given the number of three and four bedroom units; whether 10 PLANNING COMMISSION MEETING DATE: JUNE 17, 2026
TITLE: PL25-0067 (SA) AND PL25-0068 (TTM 20794)
PAGE: 8
existing overhead power lines would be undergrounded stating that there could be safety issues keeping them above ground; reduced setbacks; potential noise from air conditioning units near the southern property line; possible light spillover; new walls at the south property line due to the grade difference between the project site and the existing properties; and project timing was discussed. In response to the meeting, the applicant made revisions to the architecture and landscape design by eliminating views off the upper balconies that faced the existing homes to the south and including additional landscape material along the southern property line. Staff received an email from a resident on January 7, 2026, to express concerns of the residents, which is attached as Exhibit “C”.

As follow up, the applicant met individually on March 13, 2026, with a nearby resident and his spouse to discuss the project’s status and design. The resident and his spouse requested that the project consider an all-way stop at Barbara Street and Magnolia Avenue. Following consultation with the City Traffic Engineer, this improvement was determined to be infeasible due to the proximity of Barbara Street to the intersection of Magnolia Avenue and Riverside Drive. The applicant also addressed questions regarding the potential use of a concession to reduce project density. Most recently, on April 10, 2026, the applicant again conducted door-todoor outreach along Barbara Street to have follow up discussions on the project and to notify residents about the upcoming Planning Commission hearing.

Public Noticing
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on May 9, 2026, and the City sent information out on the City’s social media platforms. In response to the public notice, three responses have been received, which are attached as Exhibits “D”, “E” and “F”. The notice exceeds legal noticing requirements.

ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15332 of the guidelines -Infill Development projects. The exemption applies to infill projects that are consistent with the General Plan and Zoning Requirements; are located on a project site of no more than 5 acres substantially surrounded by urban uses; are located on a site that has no value for habitat for endangered, rare or threatened species; will not result in significant effects relating to traffic, noise, air quality, or water quality; and are located on a site that can be adequately served by utilities and public services. The proposed Project is located on 3.93 acres of land and fully surrounded by existing development. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project. The Exemption report is attached as Exhibit “G”.

Attachments: Exhibit A1 – Project Description with waiver requests Exhibit A2 – Waiver Exhibit
Exhibit B – Memo
Exhibit C – Email from resident
Exhibit D – Public response to notice dated May 19, 2026 11 PLANNING COMMISSION MEETING DATE: JUNE 17, 2026
TITLE: PL25-0067 (SA) AND PL25-0068 (TTM 20794)
PAGE: 9
Exhibit E – Public response to notice dated May 20, 2026 from HDF Exhibit F – Public response to notice dated May 20, 2026 Exhibit G - Exemption report
12 01225.0005/951268.1
RESOLUTION NO. PC2026-004

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CHINO, CALIFORNIA, APPROVING PL25-0067 (SITE APPROVAL)
AND PL25-0068 (TTM 20794) TO SUBDIVIDE 3.76 ADJUSTED

GROSS ACRES OF LAND INTO ONE LOT, FOR CONDOMINIUM
PURPOSES FOR THE CONSTRUCTION OF A 100-UNIT, 17

BUILDING RESIDENTIAL FOR-SALE PROJECT AT A DENSITY OF

26.6 DWELLING UNITS PER ACRE WITHIN THE CG (GENERAL

COMMERCIAL) ZONING DISTRICT WITHIN THE AFFORDABLE
HOUSING OVERLAY (AHO) AND A 0.17-ACRE LOT IN THE CG
ZONING DISTRICT. THIS PROJECT IS LOCATED AT THE

SOUTHWEST CORNER OF RIVERSIDE DRIVE AND MAGNOLIA
AVENUE. (APNS: 1020-111-01 AND -02)
WHEREAS, the Chino 2021-2029 Housing Element (Housing Element) update was adopted by the City Council on January 4, 2022, with revisions to the Housing Element being adopted in December 2024. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) on sites throughout the City that had been identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Need Assessment (RHNA) numbers. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects provide affordable housing for moderate, low, to very low-income households; and
WHEREAS, Regent Land Company (the “Applicant”), filed a preliminary application with the City of Chino (the “City”) on May 29, 2025 and concurrently filed an application for approval of PL25-0067 (Site Approval) and PL25-0068 (Tentative Tract Map No. 20794) (the “Project”) to construct a 100-unit residential for-sale project consisting of 17 three-story buildings on 3.76 adjusted gross acres of land at a density of 26.6 dwelling units per acre within the CG (General Commercial) zoning district within the Affordable Housing Overlay (AHO) and 0.17-acre lot in the CG zoning district. The project is located on the southwest corner of Riverside Drive and Magnolia Avenue (APNs: 1020-111-01 and -02); 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.

NOW, THEREFORE, the Planning Commission of the City of Chino, California, does hereby FIND, DETERMINE, and RESOLVE as follows:
13 RESOLUTION NO. PC2026-004

01225.0005/951268.1
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 PL25-004 (Site Approval):

1. PL25-0067 (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), as General Plan Goal LU-1 aims to enhance livability in the City, with Objective LU-1.1 encouraging a variety of housing types that meet the housing needs of residents of all income levels in Chino. Further, the Project is a proposal for a 100-unit for sale community located within the Affordable Housing Overlay (AHO) and has been designed to meet applicable development standards and design guidelines, with the exception of specified deviations from standards, or waivers, as is permitted by SDBL;
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 site is located within the AHO, which allows for residential projects with affordable units. The proposed Project is for the development of 17 three-story buildings, with 100 units, totaling 217,704 square feet on

3.76 adjusted gross acres of land at a density of 26.6 units per acre, and offering 10 percent of moderate-income units, which is permitted per the AHO. The Project complies with development standards, with the exception of the requested waivers pursuant to State Density Bonus Law (SDBL) in the AHO ordinance;
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 use 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 development standards in the AHO ordinance and with the development guidelines and standards of the City’s Zoning Code, with the exception of specified deviations from standards, or waivers, as is permitted by SDBL.

Additionally, the appropriate infrastructure and public improvements are conditioned to be constructed with the development;
d. The subject site for the Project relates to streets and highways properly designed, both as to width and type of pavement to carry the type and quantity of traffic generated by the proposed Project, in that the Project site will have direct access from Magnolia Avenue and is within close proximity to Riverside Drive, all of which have been designed to carry the type of traffic visiting the site;
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01225.0005/951268.1
e. The proposed Project is compatible with those on abutting properties and in the surrounding neighborhood, in that the Project consists of a 100-unit for-sale residential community consisting of 17 buildings surrounded by commercial uses to the north, and residential uses to the north, south and west. The site plan and architectural design incorporate appropriate transitions to nearby single-family homes, including a six-foot-high block wall with landscape along the southern boundary to minimize potential light, noise, and visual impacts. In addition, upper level balcony openings along the southern edge have been eliminated to help maintain privacy. The Project has been designed in compliance with all applicable development standards and design guidelines of the Affordable Housing Overlay; f. The proposed location, size, and operating characteristics of the proposed Project will not be detrimental to the public interest, health, safety or general welfare, as the proposed residential use is consistent with the AHO. 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 attached hereto as Exhibit “A”;
g. The proposed Project will not have a significant adverse impact on the environment as the proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Class 32, Section 15332 of the guidelines for In-fill Development Projects; and 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 Chino Planning Commission. 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 attached hereto as Exhibit “A”.

2. PL25-0068 (Tentative Tract Map No. 20794)
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, as it is consistent with the City’s General Plan, which designates the property as General Commercial (GC), and the proposed subdivision is consistent with that land use designation; and
b. Consistency with Zoning. The proposed subdivision is consistent with the provisions of the Chino Zoning Ordinance and other related ordinances, as the map complies with the CG zoning district, and other related ordinances, 15 RESOLUTION NO. PC2026-004

01225.0005/951268.1
in that the proposed map meets the requirements for lot sizes, required dedications, easements, and other requirements as outlined in the City’s Zoning Code; and
c. Suitability. The site is physically suitable for the type and density of development, because all required on and off-site improvements necessary to accommodate the development will be provided in accordance with City requirements. The site is flat and does not have any development constraints that would hinder development, and the parcels created are of sufficient size and dimension to accommodate development consistent with and in accordance with the requirements of the CG zoning district within the AFO; and
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; and 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 the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code); and f. Water service. The review of the City Engineer or water service agency indicates there is sufficient water provided to the project site; and 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 Director of Development Services, City Engineer and Planning Commission that any adverse conditions can be corrected, as the necessary technical studies show the soil conditions are suitable for development; and
h. Public health. The design of the subdivision or the type of improvements will not cause serious public health problems; and
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 property within the proposed subdivision; and j. Environmental documentation. The environmental documentation is adequate and conforms with the provisions of the California Environmental Quality Act (CEQA), as the project is exempt from CEQA guidelines pursuant to Section 15332 – In-fill Development projects; and k. Agricultural suitability. The proposed subdivision will not result in the subdivision of agricultural parcels to a size too small to sustain agricultural 16 RESOLUTION NO. PC2026-004

01225.0005/951268.1
use under the conditions for denial listed in Section 66474.4 of the Subdivision Map Act, as the property is not currently encumbered with any Williamson Act contracts.

3. Density Bonus Waiver/Concession for Utility Undergrounding. The Planning Commission finds that the Applicant’s requested concession or waiver from the City’s underground utility requirement pursuant to Chapter 13.32 of the Chino Municipal Code is denied. Pursuant to Chapter 13.32, titled “Underground Utility Devices,” the City has determined that undergrounding utilities is necessary to protect public health, safety, and welfare by reducing risks to life and property during emergencies such as earthquakes, fires, and severe weather events, reducing hazards associated with downed or damaged utility lines, and maintaining safe visibility and access within the public right-of-way for pedestrians, motorists, and emergency responders. Traffic collision data compiled from 2021 to 2025 indicates there have been 23 traffic accidents within Chino City Limits involving a vehicle collision with a Southern California Edison (SCE) power pole resulting in damage to the pole. The Collision Summary Report is attached hereto as Exhibit “A”. The Planning Commission further finds that the undergrounding requirement constitutes a fundamental public safety standard rather than a discretionary or primarily aesthetic requirement. Based upon the legislative findings contained in Chapter 13.32, the requested concession or waiver would potentially create specific adverse impacts on public health and safety that cannot be mitigated without requiring compliance with the undergrounding requirement. Accordingly, the requested concession or waiver does not qualify for approval under State Density Bonus Law Government Code section 65915(d) as Chapter 13.32 includes explicit legislative findings that undergrounding utilities is necessary to reduce hazards to life and property, particularly during emergencies, and to maintain safe visibility and access with in the public right of way, therefore all required utilities must be installed underground to protect public safety;

4. CEQA Findings. The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15332 of the guidelines-Infill Development projects. The exemption applies to infill projects that are consistent with the General Plan and Zoning Requirements; are located on a project site of no more than 5 acres substantially surrounded by urban uses; are located on a site that has no value for habitat for endangered, rare or threatened species; will not result in significant effects relating to traffic, noise, air quality, or water quality; and are located on a site that can be adequately served by utilities and public services. The proposed Project is located on 3.93 acres of land and fully surrounded by existing development. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.

5. Approval of PL25-0067 (Site Approval) and PL25-0068 (Tentative Tract Map No. 20794). The Planning Commission hereby approves PL25-0067 (Site Approval) and PL25-0068 (Tentative Tract Map No. 20794) subject to the Conditions of 17 RESOLUTION NO. PC2026-004

01225.0005/951268.1
Approval attached hereto as Exhibit “B”. The Planning Commission further denies the Applicant’s requested concession from the City’s underground utility requirements contained in Chapter 13.32 of the Chino Municipal Code for the reasons set forth herein. Applicant, including its successors and assigns, shall be responsible for implementing and complying with all conditions set forth in Exhibit “B”.

6. Actions by the Planning Commission Secretary. The Planning Commission Secretary is hereby directed to attest to the adoption of this Resolution as of the 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
18 RESOLUTION NO. PC2026-004

01225.0005/951268.1
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
Attachment: Exhibit “A” – Collision Summary Report
Exhibit “B” – Conditions of Approval
19 1 | P a g e
City of Chino
Collision Summary Report
SCE Pole Damaged
Report # Date Location Direction Description # of Injuries 21-08114 9/18/2021 Schaefer Ave – Mountain Ave 130 feet West of intersection
Head-on to SCE pole
Improper Turning
0 21-10377 11/24/2021 Central Ave – C St 21 feet North of intersection
Hit SCE pole
Driving Under the Influence
0 21-11188 12/21/2021 Enrico St – Pipeline Ave 25 feet West of intersection
Hit SCE pole
Improper Turning
0 21-11286 1/27/2021 Chino Ave – Oaks Ave 388 feet East of intersection
Head-on to SCE pole and
parked vehicles
Improper Turning
0 22-05653 6/26/2022 Mountain Ave – Shaefer Ave 200 feet South of intersection
Hit SCE pole
Unsafe speed
0 22-07932 9/3/2022 Bickmore Ave – Meadowhouse Ave 809 feet West of intersection
Hit SCE Pole
Driving Under Influence
0 22-09442 10/18/2022 Preciado Ave – Chino Ave 24 feet South of intersection
Hit SCE pole
Improper Turning
0 22-11678 12/30/2022 Phillips Blvd – Benson Ave 36 feet West of Intersection
Hit SCE pole
Rear-end other motor vehicle
Driving Under the Influence
1 23-00024 01/01/2023 Marsh Ave – Esperanza St 35 feet South of intersection
Hit SCE pole 0
23-00882 01/27/2023 Chino Ave – Benson Ave 90 feet West of intersection
Hit SCE pole
Driving Under the Influence
0 23-01133 02/04/2023 Central Ave – Anderson St 29 feet South of intersection
Hit SCE pole 0
23-01944 2/28/2023 Philadelphia St – Abacherli Ave 12 feet East of intersection
Hit SCE pole
Improper Turning
1 20
2 | P a g e
23-02273 3/11/2023 Edison Ave – Central Ave 100 feet West of intersection
Hit SCE pole
Improper Turning
0 23-06827 7/30/2023 Benson Ave – Dover St 403 feet South of Intersection
Head-on to SCE pole
Unsafe Lane Change
0 23-10606 12/1/2023 Chino Ave – Pipeline Ave At Intersection Direction not stated
Broadside to other motor
vehicles, Hit traffic signals,
signs and SCE pole
0 24-00072 01/03/2024 Chino Ave – 12th St E At intersection Direction not stated
Hit SCE pole
Improper Turning
0 24-01278 02/20/2024 Yorba Ave – Edison Ave North of intersection Hit SCE pole Improper Turning
0 24-08346 10/17/2024 Schaefer Ave – 12th St 78 feet West of intersection
Hit SCE pole
Unsafe speed
0 24-08485 10/22/2024 Francis Ave – Vernon Ave 52 feet South of intersection
Hit SCE pole
Driving Under the Influence
0 24-10048 12/29/2024 East End Ave – Philadelphia St 337 feet South of intersection
Hit SCE pole
Unsafe Speed
1 25-03355 05/09/2025 Edison Ave – Ramona Ave 721 feet West of intersection
Hit SCE pole 1
25-05507 7/29/2025 Central Ave – College Park Ave 391 feet North of intersection
Hit SCE pole
Unsafe Starting or Backing
0 25-09543 12/22/2025 Benson Ave – Daniels St 1020 feet South of intersection
Hit SCE pole
Driving Under Influence
0 21
22 EXHIBIT A

DEPARTMENTAL

CONDITIONS OF APPROVAL
DATE: June 17, 2026
PROJECT FILE NO.: PL25-0067 (SA), PL25-0068 (Tentative Parcel Map No. 20794) LOCATION: Southwest corner of Riverside Drive and Magnolia Avenue (APN: 1020-111-01 and -02)
APPLICANT: Regent Land Company
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
23 Modified 12/2020

DEVELOPMENT SERVICES DEPARTMENT

PLANNING DIVISION CONDITIONS OF APPROVAL
DATE: June 17, 2026
PROJECT FILE NO.: PL25-0067 (Site Approval), PL25-0068 (Tentative Parcel Map No. 20794)
LOCATION: Southwest corner of Riverside Drive and Magnolia Avenue (APN: 1020-111-01 and -02)
APPLICANT: Regent Land Company

1.0 TIME LIMITS:

1.1. The above-referenced Site Approval shall expire on June 17, 2027 if Building Permits are not obtained. The above-referenced Tentative Parcel Map shall expire on June 17, 2028, if the final map is not recorded. 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.

2.0 GENERAL REQUIREMENTS:

2.1. Failure to comply with any conditions of approval shall be deemed just cause for revocation of project approval by the Planning Commission.

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

2.3. Approval of this request shall not waive compliance with all sections of the Chino Municipal Code, all applicable provisions of the Chino Municipal Code, other City ordinances, and applicable specific plans, except to the extent such requirements are superseded by the project’s vested rights pursuant to SB 330 (Housing Crisis Act of 2019) and applicable provisions of State Density Bonus Law

2.4. All conditions of approval shall be completed to the satisfaction of the Director of Development Services.
24 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026

2.5. Pursuant to Government Code Section 66020, the applicant is informed that the 90-day period in which the applicant may protest the fees, dedications, reservation or other exaction imposed on this project through the conditions of approval has begun.

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

2.7. In the event that any condition imposing a fee, exaction, dedication, or other mitigation measure is challenged by the project sponsors and/or other parties in an action filed in a court of law, which action is brought 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 court 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 and 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 maintain 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 collection 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 as a result of this permit. Waste Management can be reached at 1-800 423-9986.
25 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026

2.10. 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. Project approval shall not be complete until the required fee(s) is (are) paid:
[ ] $50 for the Notice of Determination filing fee.
[x] $50 for the Notice of Exemption filing fee.
[ ] $2,548.00 for the California Department of Fish and Wildlife Mitigated Negative Declaration fee.
[ ] $3,539.25 for the California Department of Fish and Wildlife Environmental Impact Report fee.

3.0 PRIOR TO RECORDATION OF THE FINAL MAP:

3.1. Three copies of Covenants, Conditions, and Restrictions (CC&R's) for the subdivision shall be prepared in and submitted for review and approval by the Development Services Department, Planning and Engineering Divisions, and the City Attorney. The approved CC&Rs shall be recorded concurrently with the final map and a recorded copy submitted to the Director of Development Services. The following items shall be included in the final CC&Rs.

3.1.1. Reciprocal agreement 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.

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

3.2. A Homeowners Association (HOA) shall be formed for the maintenance of private facilities held in common ownership, such as project landscaping and maintenance, lanes, private parks, entries, community facilities and project lighting.

3.3. Special Affordable Housing Overlay Conditions:

3.3.1. As a condition for the approval of a density bonus and additional incentive or incentives, the applicant shall agree to enter into a density bonus agreement with the City in a form approved by the 26 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 City Attorney and consistent with the requirements of Government Code section 65915 and other applicable state law. The City Manager is authorized to execute the density bonus agreement on behalf of the City. The executed density bonus agreement shall be recorded on the parcel or parcels designated for the construction of qualifying units, or donated for the purpose of constructing qualifying units. The approval and recordation shall occur prior to final map approval. The density bonus agreement shall be binding upon all future owners and successors in interest.

3.3.2. Since the project is utilizing the Affordable Housing Overlay component, the applicant shall enter into an Affordable Housing Overlay agreement with the City in a form approved by the City Attorney. This agreement may be combined with the density bonus agreement in the discretion of the City Attorney.

3.3.3. All fees, including City Attorney fees, associated with drafting and negotiating the density bonus agreement and Affordable Housing Overlay agreement shall be paid by the developer.

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

4.1. The developer shall pay development impact fees at the established rate, pursuant to Government Code Section 66007, the applicant shall make payment of fees at the time of impact. Additionally, all applicable fees shall comply with the fee protections established under the Senate Bill No. 330.

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. Revised plans, incorporating all conditions of approval, shall be submitted for review and approval by the Director of Development Services.

4.4. All plans shall be coordinated for consistency.

4.5. The developer shall submit one set of structural plans/construction documents. Said plans shall include one set of structural calculations, one set of Title 24 energy calculations, and one soils report. The developer shall also submit the above documents in digital format to the Building Division once approved prior to building permit.
27 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026

4.6. A construction-phasing plan shall be submitted to and approved by the Deputy 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.

4.7. A construction management plan shall be submitted for review and approval by the Director of Development Services. The plan shall coordinate and address construction activities that may impact residents and/or surrounding businesses on site and in adjacent areas. Elements of the plan would 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 immediately upon any change in contact numbers.

4.8. A precise wall plan indicating the design, location and construction details of all walls and fences shall be submitted for review and approval by the Planning and Building Divisions. All perimeter and street-facing walls, including retaining walls, and pilasters shall be decorative in nature and shall comply with Chapter 20.10.080 of the Chino Municipal Code.

4.9. Prior to the issuance of any precise grading permit, detailed on-site landscaping and irrigation construction drawings along with a copy of the Planning Commission approved 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 28 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 Landscape Ordinance, adopted on October 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, plans shall be prepared on City of Chino, Engineering Division base sheets, and shall bear the seal of a landscape architect registered with the state of California. Original mylars shall be submitted to the City upon approval of plans by the City Engineer.

4.10. 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 areas shall be placed in areas out of public view and sufficiently screened. The location and method of screening of said utilities shall be reflected in a plan and shall be subject to the review and approval by the Director of Development Services.

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

4.12. Prior to the issuance of a building permit, the approved grading plans shall be attached to the construction plan set. The project shall be built according to the plans approved by the Planning Commission on June 17, 2026, as prepared by KTGY Architecture and Planning and C&V Consulting, Inc. 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.

4.13. Upon submittal of construction drawings to the Building Division for plan check review, all departmental conditions of approval for the project shall be included on 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. This condition shall be a minimum requirement for acceptance of construction drawings for the Building plan check review. 29 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026

4.14. 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.

4.15. Special Conditions:

4.15.1. A Water Quality Management Plan shall be prepared in accordance with County of San Bernardino requirements and submitted for review and approval by the City.

4.15.2. 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 during 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 provided such changes remain in substantial conformance with the approved conceptual landscape plan.

4.15.3. Along the project’s southern boundary adjacent to the existing single-family residences where landscape areas are available outside of the private yard spaces of each unit, the applicant shall install and maintain a continuous row of vertical landscape screening, consisting of Podocarpus or a comparable species of similar size. Plantings shall be spaced to form an effective visual screen and shall be capable of reaching a minimum height of ten (10) feet at maturity to provide adequate buffering. Final landscape design, including plant selection and spacing, shall be subject to the review and approval of the Director of Development Services.

4.15.4. Provide sufficient permanent landscape material at building entries and at garages, with particular emphasis on entries located between garage doors. Container or potted plants shall not be considered as meeting this requirement. All landscaping 30 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 shall be in substantial conformance with approved conceptual landscape plan.

4.15.5. The existing walls and fences along the project’s southern shared boundary shall be removed, subject to the consent of all affected property owner(s). If unanimous consent is not obtained and any portion of the existing wall remains resulting in a double wall condition, the developer shall provide a continuous, durable seal between the walls to prevent the accumulation of water, debris, and other materials. Additionally, the applicant shall provide mailed notice to adjacent residential property owners to the south and west at least 30 days prior to constructing any perimeter wall and submit a copy of the notice to the Development Services Department. If the wall is proposed to be constructed on the property line between the properties, that applicant shall obtain approval by the residential property owners, to the satisfaction of the Building Official.

4.15.6. A detailed on-site exterior lighting plan shall be submitted for review and approval by the Director of Community Development.

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

4.15.7. The applicant shall install light standards that shall be architecturally compatible with the exterior building design and color. Special consideration shall be given to the lighting along the south and west property boundaries to mitigate potential impacts to the adjacent residential properties, to the satisfaction of the Development Services Director.

4.15.8. Prior to building permit approval, the applicant shall prepare and submit a parking management plan to the Director of
Development Services for review and approval. The plan may include, but is not limited to provisions such as requiring homeowners to utilize garage parking, conducting inspections of garage spaces, issuing guest parking permits, and establishing enforcement measures, penalties, and towing procedures. Upon City Approval, the applicant shall incorporate the approved parking management plan into the CC&Rs.

4.15.9. The buildings with balconies that side onto the south property line shall be designed and constructed to prevent direct views into the 31 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 rear yards of adjacent residential properties. No balcony openings, doors, or guardrails shall face the south property line. A solid wall shall be provided along the south side of each balcony, subject to review and approval by the Director of Development Services.

5.0 PRIOR TO START OF CONSTRUCTION:

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

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

5.3. 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 District 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.

6.0 PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:

6.1. Detailed landscape and irrigation plans for the development shall be approved by the Director of Development Services. The fee for review of these plans by the City’s outside plan checker shall be paid by the developer, including the City’s Landscape & Irrigation Plan Review Fee.

6.2. All landscaping and irrigation shall be installed in accordance with plans on file with the Development Services Department, and irrigation systems fully operational. Furthermore, all landscaped areas shall be free of trash and debris.

6.3. A licensed landscape architect or contractor, or other licensed certified 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 32 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 by the irrigation design plan, and that an irrigation 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.

6.4. A landscape maintenance program 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.

6.5. 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 with 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.

6.6. A 6-foot-high decorative masonry block wall shall be constructed along the west and south perimeter of the tract and at all street side yards on the interior of the tract. Furthermore, decorative fencing and walls shall be installed along the front property line and around all private yard areas for each unit as defined by and in accordance with the project’s fence and wall plans with appropriate gates for rear yard access. All gates shall utilize decorative materials to tie in with the architecture of the adjacent unit and shall be steel-framed with a seal coat to protect against weather depreciation.

6.7. All residential units shall have Category 5e wiring or similar datatransfer/network wiring system installed throughout the unit, including the kitchen, bedrooms, and office/tech centers.

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

6.9. Air conditioning condenser units shall be shall be placed in areas out of public view or shall be sufficiently screened subject to the review and approval by the Director of Development Services..
33 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026

6.10. In order to inform new homeowners of various impacts they may experience, the applicant is required to provide the following disclosure notices. Every 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:

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

7.0 ENVIRONMENTAL REQUIREMENTS & MITIGATION MEASURES:

7.1. A preconstruction survey shall be conducted no more than 72 hours prior to ground disturbance including clearing, grubbing or grading of the site to ensure that no burrowing owls are occupying the project area.

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 prior to issuance of a grading permit. 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.

8.2. The project site shall be cleared of all trash, debris, weeds, and other discarded items in compliance with CMC 8.50.040.

8.3. All signs, including subdivision and/or realty signs proposed for this development shall be designed to conform to the Sign Ordinance and shall require separate application and approval by the Planning and Building Divisions prior to installation.

8.4. All building drainage gutters, down spouts, vents, etc., located on the exterior walls shall be architecturally compatible with the exterior building design and color, to the satisfaction of the Director of Development Services, or shall be completely concealed from view.

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 34 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 Services. If the proposed revisions are substantial, then the Director may require that the Planning Commission review and approve them. To ensure that the appropriate variation of units is maintained, the applicant shall, at a minimum, submit a revised colored site plan, a table identifying the revised unit count, and an exhibit showing the revised streetscene(s).

Additional information may be required depending on the nature of the changes.

8.6. The community open space area with play equipment shall be fully constructed prior to occupancy of any residential unit within Tract 20794.

A 30-day time extension may be permitted subject to approval by the Director of Development Services.

8.7. Special Conditions:

8.7.1. Special landscape features, such as raised planters, boulders, rockscapes, pavers and intensified landscaping, shall be provided where new local streets intersect with existing arterial or collector streets for the purpose of defining the neighborhood entry.

Furthermore, special landscape features shall be provided at Riverside Drive, in accordance with the landscape plans.

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

8.8. Phased Projects:

8.8.1. All required street improvements and a minimum 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, which shall be provided pursuant to Condition No. 6.4.

8.8.2. Prior to the first occupancy permit, all undeveloped building pads shall be improved according to the following requirements:

8.8.2.1. For an undeveloped building pad located adjacent to the street or main drive aisle of the site, the area shall be landscaped with a planting scheme consisting of a lowmaintenance drought tolerant erosion control mix of Cucamonga brome (20 lbs /acre), tomcat clover
(4 lbs/acre and small fescue (8 lbs/acre) at a minimum of 85 percent PLS (pure live seed). The irrigation system
35 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 shall consist of low precipitation sprinkler heads and/or drip system. In addition, shrubs may be required to
provide screening from the street, if determined needed by the Director of Development Services. Said
treatment shall be incorporated into the required
landscape and irrigation plans, and the landscape
maintenance program, as required by Condition
No. 3.14.4.

8.8.2.2. 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.

8.9. 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.

8.10. 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.

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

8.11. 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) Achieve 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) Provide 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 combination 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.
36 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026 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 construction (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 SECRURITY:

9.1. Each site shall be completely encircled by a minimum 6’ tall securityquality chain link fence once precise grading 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 have only one entry/exit gate, or as approved by the Planning Division.

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 fence 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 number 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 desirable but shall be directed into the property so as not to impede outside observation or endanger nearby traffic with glare.
37 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION

CONDITIONS OF APPROVAL
FILE NO.: PL25-0067 (SA) & PL25-0068 (TPM No. 20794) DATE: June 17, 2026

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 telephone 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/owners 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 p.m. and 7 a.m.
f. Ensure that all above security requirements are complied with, and that all security hardware, fencing, and lighting are maintained in working order.
g. Ensure that thefts are immediately reported to the police department and that reasonable steps are taken, if evident, to prevent future similar incidents.
38 PUBLIC WORKS CONDITIONS OF APPROVAL
Reviewed/Approved By: AE/JP Date: 5/11/2026
Template Rev. 11/4/2025
TRACT MAP NO. 20794
DATE: May 11, 2026 PC MEETING DATE: June 17, 2026
PROJECT DESCRIPTION: 100 townhome development on 3.96 acres (SB-330) PROJECT LOCATION: SW corner of Riverside Dr and Magnolia Ave APPLICANT: Regent Land Company PROJECT ENGINEER: Daniel Aguirre

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 Dedicate to the City a 26-foot-wide easement for all proposed private drives for fire lane and public and private utility access purposes.

1.3a Dedicate to the City an easement for the 8-inch water meter located on Magnolia Ave.

1.3b Prepare and record necessary drainage easements to implement the project in accordance with drainage law.

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, streetlights, 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 2.8. 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 Complete and file the petition for annexation of your project property to the City's Landscape and Street Lighting Maintenance District MD 2002-1, which shall not be unreasonably denied.

1.8 Submit a list of proposed street names for the interior streets to the Street Naming Committee for name(s) selection.
39 TRACT MAP NO. Error!
Reference source not found. 2 May 11, 2026

1.9 Comply with all applicable requirements of the City Municipal Code, except as otherwise provided by vested rights pursuant to California Government Code Section 65589.5 (Senate Bill 330), based on a qualifying preliminary application submitted on May 29, 2025.

1.10 Provide a Pedestrian Accessibility Plan that labels and indicates the path location and conceptual design of the following structures and facilities:
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, etc.)

1.11 The Pedestrian Accessibility Plan requested in 1.10 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.

1.12 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. curb ramps at the SW and SE corners of Riverside Dr and Magnolia Ave iii. crosswalk pavement and associated pedestrian facilities (pedestrian push buttons, maneuvering space, clear space)
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.

1.13 Pay all applicable fees pursuant to City Municipal Code including, but not limited to, plan check fees.
40 TRACT MAP NO. Error!
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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. 20794 pursuant to the Subdivision Map Act and in accordance with the City Municipal Code prior to issuance of building permits for residential structures. Construction permits for grading activities, on-site utility installation, public improvements, and model home construction may be issued prior to recordation of the final tract map, subject to approval of applicable plans and execution of a subdivision improvement agreement and associated securities. 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 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:
41 TRACT MAP NO. Error!
Reference source not found. 4 May 11, 2026
Street Names
Riverside
Dr.
(1)
Magnolia
Ave.
(1)
Curb & Gutter (Offset from Centerline)
(2) X (40’) X (22’)
Sidewalk (Width)
(3) X (5’) X (5’)
Asphalt Concrete Pavement on Aggregate Base
(Width from Centerline)
(4) X (32’) X (19’)
Asphalt Concrete Overlay (5) X X
Street Lights (6) X X
Median Island and Landscaping
Parkway Landscaping (7) X X
Striping and Traffic Controls (8) X X
Traffic Signal Plans (9) X X
Conduit System for CATV
Sewer (10) X
Storm Drain
Domestic Water (11) X
Recycled Water
Fire Hydrants as required by CVIFD (12) X X
Driveway (13) X
(1) The public improvements listed shall be made as specified in our municipal code and per the City of Chino’s General Plan. All required street improvements shall follow the new City standard for street trenching backfill and repair. Repair all damage to existing public improvements due to the proposed construction activities and as requested by the Public Works Inspector. (2) Repair and replace all damaged, or deficient curb and gutter along the entire project frontage in accordance with current City standards and specifications. (3) The existing sidewalk along Riverside Dr and Magnolia Ave shall be removed and replaced with ROW adjacent sidewalk. ADA ramps at the southwest and southeast corners of Riverside Dr and Magnolia Ave shall be reconstructed to meet current ADA standards. Also, see COA 1.12. (4) Full pavement rehabilitation to include a 1-foot width section adjacent to the existing street gutter, along the entire project frontage on Riverside Dr and Magnolia Ave. The crosswalk connecting the southwest and southeast corners may also be required to be reconstructed to meet current ADA standards. Also, see COA 1.12.
(5) Grind and overlay a minimum of two (2) inches of the existing asphalt pavement along the project frontage in accordance with City of Chino standards. The limits of work shall extend to the street centerline along Magnolia Ave and across the full width of the two lanes adjacent to the project along Riverside Dr. Based on the existing road conditions, additional pavement rehabilitation may be required as directed by City staff.
(6) Streetlights shall be installed per City of Chino standards and shall utilize an unmetered service pedestal. (7) The parkway maintenance shall be the responsibility of the property owner. (8) Extent of the signing & striping plan shall be dictated by the City Traffic Engineer based on area of disturbance.
(9) A traffic signal modification plan for the Riverside Dr and Magnolia Ave traffic signals may be required, subject to the design and configuration of the proposed ADA ramps. Also, see COA 2.17. (10) Sewer connection shall be made to the existing sewer mainline in Magnolia Ave. Public sewer mains shall be located only within public streets; otherwise, sewer mains shall be private. Abandon unused sewer service(s) where applicable, per City standards.
(11) Water connections shall be made to the existing water mainline in Magnolia Ave. Provide new water meters and services and abandon unused water meters and services where applicable, per City standards.
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(12) All new and existing fire hydrants, that require relocation, will need to be upgraded to the latest model per City of Chino standards.
(13) All proposed driveway approaches shall be constructed per City Std. No. 240 with 5-ft sidewalks.

Minimum radii per City and Chino Valley Independent Fire District (CVIFD) requirements.

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 adjoining 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 the 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 shall be based on the fee schedule in effect on the date the fees are due or paid, whichever occurs last.

Notwithstanding the above, the Project is subject to vested rights pursuant to California Government Code Section 65589.5 (Senate Bill 330), based on a qualifying preliminary application submitted on May 29, 2025. Accordingly, the applicable fees shall be those in effect at the time such vesting rights were established, consistent with State law.

The fee amount stated in this notice is subject to change based on (1) annual adjustments for inflation pursuant to Chino Municipal Code Chapters 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, except as otherwise required by applicable vesting laws. Developer is solely responsible for remaining informed of changes in fee amounts. The City shall have no obligation to inform Developer of such changes unless Developer requests notice pursuant to Government Code Section 66019(b) and Chino Municipal Code Chapters 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), 43 TRACT MAP NO. Error!
Reference source not found. 6 May 11, 2026
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 Potable water to be used for grading operations, dust control activities, and common area/public landscape irrigation.

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

2.15 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.

2.16 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.

2.17 If required, the Developer shall be responsible for the modification or relocation of the traffic signal at Riverside Dr and Magnolia Ave, subject to the design and configuration of the proposed ADA ramps. During construction, the developer shall be responsible for any damages attributed to the construction of related public improvements and shall coordinate with the Transportation Division and the City’s designated traffic signal maintenance company for technical support of the traffic signal during construction until such time as the improvements are accepted by the City to the satisfaction of the City Engineer.

2.18 Comply with all requirements of the Traffic Impact Analysis (TIA) dated November 26, 2025 including participation in fair share contributions and construction of required improvements.

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 44 TRACT MAP NO. Error!
Reference source not found. 7 May 11, 2026
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.

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 2.6 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 development will be annexed to the City's Landscape and Street Lighting Maintenance Assessment District before transfer of property title and completion and acceptance of all public improvements.

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 impacted by utility trench repairs 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.
45 Rev. 6/6/23

CITY OF CHINO

PUBLIC WORKS DEPARTMENT

DEVELOPMENT ENGINEERING DIVISION
TRACT MAP NO. 20794
PROJECT ENGINEER: Daniel Aguirre
DATE: 5/11/2026

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
Easement Deeds
Right-of-way dedication
Rough Grading Plans
Precise Grading Plans
Storm Drain Plans (may be included as sheets within the Precise Grading Plan Set) Hydrology and Hydraulic Calculations with Backup Data (Signed and Sealed by a Registered Civil Engineer)
Engineering Cost Estimate (On City Forms) with Engineer’s Wet Signature and 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 (Delta revision for proposed connections)
Domestic Water Plans (Delta revision for proposed connections) 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
1 46
Special Districts Leadership Foundation - District of Distinction Since 2008 April 21, 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 shall 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
2025-00000261
Fire Protection Requirements

REGENT LAND COMPNAY
1968 SOUTH COAST HIGHWAY STE 3043,
LAGUNA BEACH, CA - California 92651
Project Name: DRC25-0003 PL25-0067 (SA),
PL25-0068 (TTM)
Project Address: SW CORNER OF
RIVERSIDE & MAGNOLIA, Chino CA 91710

Board of Directors
Mike Kreeger
President
Tom Haughey
Vice President
Harvey Luth
Sarah RamosEvinger
Andrew Romaine
Fire Chief
Dave Williams
47 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 District 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 minimum 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 pavement 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. 48 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 drawing 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 nonilluminated four inch (4") numbers shall be displayed at the property access entrance.

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

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 49 Special Districts Leadership Foundation - District of Distinction Since 2008 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, 122, 126
CVFD Standards available online at http://www.chinovalleyfire.org 50