Chino Hills — Overlay Districts

Last reviewed: July 1, 2026

Overview

Chino Hills applies a set of geographically‑targeted overlay districts on top of its base zoning map to manage special hazards, environmental resources, scenic corridors, small/legacy lots, fire risk, and unique uses like equestrian keeping. The list of overlays established by the Development Code includes Fire Safety Overlays (FR1 & FR2), Geologic Hazard (GH), Biotic Resources (BR), Scenic Resources (SR), and Small Lot (SL); the Equestrian and Large Animal Overlay is treated separately in Chapter 16.33. See the City's zoning map and program for which parcels are affected and how overlays layer on base zones § 16.04.010.

Note on cross‑references in this page: when the code requires additional controls (for example, added setbacks or design requirements) those requirements interact with the city's development standards, may trigger design review, and can affect on‑site parking. For ADU applicants: check Chino Hills ADUs and state law in parallel — ADU interplay with overlays is not detailed in the excerpts below. The City's zoning map and Development Code (Title 16, Ch. 16.xx) are the controlling documents.

Overlay districts — district‑by‑district breakdown

Below are the overlay districts that the Chino Hills Development Code establishes and the decision‑relevant rules the Code contains. All quoted code references are shown as the controlling section (§) and the municipal code supporting excerpt (file citation).

Fire Hazard Overlay (FR1 / FR2) — § 16.22.010 – .040

Purpose: Mitigate wildland‑urban interface fire risk and require design/operational measures to improve firefighter access and reduce structure vulnerability. § 16.22.010.

Typical triggers / permitted uses:

• Applies to areas mapped in the General Plan Safety Element or as provided by Cal Fire/CVFD; applies to all new construction and additions that increase building size 50% or more. § 16.22.020.A. Key standards to expect:
• Minimum permanent fuel‑modification area width no less than 100 ft (final width determined by Chino Valley Fire District). § 16.22.040.A.
• Exterior wall separation between structures on adjacent lots: 30 ft clear‑to‑sky unless alternate measures approved by CVFD and Community Development Director. § 16.22.030.B.a. Where it applies: Mapped Fire Hazard Overlay areas (Figure 16.22‑1 and General Plan Safety Element). § 16.22.020.C.

Notes: Construction must also meet the California Building Standards Code's fire provisions; the Code references Section 7A of the Building Code for some requirements § 16.22.030.A.1 (see California Building Standards Code).

Geologic Hazard Overlay (GH) — § 16.24.010 – .040

Purpose: Reduce risk where faults, landslides, liquefaction, or other geologic hazards occur. § 16.24.010.

Typical triggers / required studies:

• Applies to mapped Chino Hills fault hazard zone and other known/suspected geologic hazard areas in the General Plan Safety Element. § 16.24.020.
• A detailed geologic study by a registered geologist is required with all land use applications and development permits inside the overlay unless specifically exempted (exemptions limited and spelled out). § 16.24.030.A–B.

Key development standards:

• Structures for human occupancy (except single‑family wood frame in limited circumstances) must be set back from faults as indicated by site‑specific geotechnical reports. § 16.24.040.A.
• Additional grading, erosion control, and vegetation retention measures apply in landslide hazard areas. § 16.24.040.D.

Where it applies: Fault hazard zones and other mapped geologic hazard areas identified in the General Plan Safety Element. § 16.24.020.

Biotic Resources Overlay (BR) — § 16.28.010 – .030

Purpose: Protect rare, threatened, or endangered plants and animals and their habitats. § 16.28.010.

Triggers / studies:

• Applied where state or federal agencies identify listed species/habitat, or other ecologically significant areas. § 16.28.020.
• When new development is proposed, or an existing use is increased by more than 25% (floor area or land area for outdoor uses), the applicant must submit a biological resources report prepared by an appropriate life‑science professional outlining impacts and mitigation. § 16.28.030.A–B.

Typical outcomes:

• Mitigation measures become conditions of approval; development may be altered to avoid or reduce impacts. § 16.28.030.

Scenic Resources Overlay (SR) — § 16.30.010 – .030

Purpose: Preserve and enhance scenic corridors, ridgelines, and viewsheds; incorporate design measures to minimize visual impacts. § 16.30.010.

Application / standards:

• Applied to mapped ridgelines, view windows, and viewsheds in Chapter 16.08 and Figure 15‑1. § 16.30.020.
• Development review focuses on site design, building placement, landscaping (minimize removal of native vegetation and avoid blocking significant views), and grading consistent with ridgeline/grading standards of Chapter 16.08 and 16.54. § 16.30.030.A–C.

Practical effect:

• Expect stronger design review direction, potential limits on massing/placement and required landscape plans; projects that affect ridgelines may require special design treatments. § 16.30.030.

Small Lot Overlay (SL) — § 16.32.010 – .040

Purpose: Provide tailored standards for subdivisions where substandard lots exist so development intensity does not exceed service capacity. § 16.32.010.

Where it applies:

• Applied to areas with previously created substandard/small lots shown on the zoning map and described in Chapter 16.32. § 16.32.020.

Key requirements before building permits:

• Record of ownership showing common ownership history. § 16.32.040.A.
• Evidence of potable water service capacity or arrangements. § 16.32.040.B.
• Evidence of sewer service or acceptable alternative sanitary system. § 16.32.040.C.
• Survey staking and compliance with Land Surveyors Act. § 16.32.040.D.

Development standards:

• Residential development in SL references Table 20‑1(A) with some modified lot size/spacing rules; see Chapter 16.32 and the Residential standards in Table 20‑1. § 16.32.010; Table notes to Table 20‑1(A).

Equestrian & Large Animal Overlay (Levels 1–3, Bayberry, Boys Republic) — § 16.33.010 – .090

Purpose: Preserve Chino Hills' equestrian heritage while managing animal numbers, public health, water quality, and neighborhood compatibility. § 16.33.010.

Overlay map and categories:

• Five overlay categories: Level 1, Level 2, Level 3, Bayberry, and Boys Republic; mapped in Chapter 16.33 exhibits. § 16.33.010.B.

Permitted uses and permit types:

• Table 1 and Table 2 in Chapter 16.33 set permitted uses, required permits (Keeping Permit, Business Permit, Grazing Permit, Equestrian and Large Animal Use Permit (EUP), Conditional Use Permit), and maximum animals per lot/acre. § 16.33.030; 16.33.080.

Representative numeric standards:

• Level 1: Minimum lot size 2 acres, max 15 adult large animals per gross acre (with lot caps). § 16.33.080/Table 2.
• Level 2: Intended for lots ≥ 20,000 sq ft with light equestrian uses; animal types/limits differ per Table 1. § 16.33.010–020; Table 1.
• Level 3: Grazing on 5 acres or more for open space/grazing uses (often temporary or grazing permit‑driven). § 16.33.010–020.
• Bayberry: Special rules for existing animal keeping on smaller lots (e.g., 15,000 sq ft minimum in Bayberry location) — see Chapter 16.33 Table 2 and Table 3. § 16.33.080; 16.33.090.

Operational standards and setbacks:

• Animals and animal housing must meet confinement and sanitary size standards (e.g., 500 sq ft corral minimum; horse stall 8' x 12'), minimum clearances from property lines (generally 5 ft from interior side/rear; 15 ft from street side R/W), and water‑quality best management practices (Clean Water Equestrian Stewardship Program) for sloped/drainage‑sensitive areas. § 16.33.090/Table 3.

Permits and process:

• Different permits (keeping, business, grazing, EUP, CUP) have distinct application materials (site plan, animal inventory, Clean Water certificate, impact studies) and review procedures; some are ministerial, others require public hearing. § 16.33.040–.050; 16.33.090.

Quick reference table — decision‑relevant overlays

Checklist

An applicant proposing development inside any Chino Hills overlay should, at minimum, prepare to satisfy the following — verify each with the Community Development Department or CVFD as needed:

• Confirm overlay boundaries for the parcel on the City Zoning Map (verify figure for specific Chapter, e.g., Figure 16.22‑1 for fire). Verify with jurisdiction.
• If in BR: prepare a biological resources report when adding > 25% floor/land area increase; hire qualified biologist. § 16.28.030.
• If in GH: commission a geologic/geotechnical report by a registered geologist; incorporate required setbacks from faults. § 16.24.030–.040.
• If in FR1/FR2: coordinate with Chino Valley Fire District for fuel modification width, access, and building separations (fuel‑mod width ≥ 100 ft). § 16.22.040.
• If in SL: gather ownership history, water/sewer service letters, and a stamped survey prior to building permit. § 16.32.040.
• If in Equestrian overlays: determine which overlay (Level 1/2/3/Bayberry/Boys Republic), consult Table 1 and Table 2 for permitted uses and animal limits, and prepare Clean Water Equestrian Stewardship documentation where required. § 16.33.030; 16.33.080–.090.
• Show how proposed site plan meets applicable development standards and local setback rules; if design treatments are required, expect design review. Verify specific standards in the referenced chapter(s).
• Confirm if any proposed changes trigger parking adjustments (see parking) or signage rules.

Risks & Ambiguities

Plain‑English summary

Chino Hills overlays add area‑specific requirements on top of your base zoning: if your parcel lies in a fire, geologic, biotic, scenic, small‑lot, or equestrian overlay you will likely need extra studies (geotech, biology), design measures (fuel modification, ridgeline siting), or special permits (equestrian keeping/business, grazing, EUP) before permits will be approved — see the cited Development Code chapters for the specific triggers and materials the City requires.

Source References

• Chino Hills Development Code — list of zoning and overlay districts, § 16.04.010.
• Fire Hazard Overlay District, § 16.22.010–.040 (fuel modification, separation, applicability).
• Geologic Hazard Overlay District, § 16.24.010–.040 (geologic reports, setbacks).
• Biotic Resources Overlay District, § 16.28.010–.030 (biological report trigger at 25% change).
• Scenic Resources Overlay District, § 16.30.010–.030 (ridgeline/viewshed standards).
• Small Lot Overlay District, § 16.32.010–.040 (pre‑permit special requirements).
• Equestrian and Large Animal Overlay, § 16.33.010–.090 (Tables 1–3 for permitted uses, lot criteria, animal limits).

Primary code source used: Chino Hills Development Code (Title 16) hosted through the City/MuniCode library (source used in the uploaded files). For parcel‑specific confirmation, request a zoning/overlay verification letter from the City of Chino Hills Community Development Department.

Retrieved passages

• Chino Hills Zoning Code (§ 9.55.030) High relevance show source text
• Chino Hills Zoning Code (Chapter 16.33) High relevance show source text
• Chino Hills Zoning Code (§ 5) High relevance show source text
• Chino Hills Zoning Code (§ 9.35.040) High relevance show source text
• Chino Hills Zoning Code (§ 9.35.040) Medium relevance show source text
• Chino Hills Zoning Code (chapter does) Medium relevance show source text
• Chino Hills Zoning Code (Chapter 16.04) Medium relevance show source text
• Chino Hills Zoning Code (§ 3) Medium relevance show source text
• Chino Hills Zoning Code High relevance show source text
• Chino Hills Zoning Code (§ 3) High relevance show source text
• Chino Hills Zoning Code High relevance show source text
• Chino Hills Zoning Code (Chapter 13.16.) Medium relevance show source text
• CBC § 5 (chapter provide) Medium relevance show source text
• Chino Hills Zoning Code (§ 9.51.040) Medium relevance show source text

Cited sections

• Chino Hills Development Code — list of zoning and overlay districts, **§ 16.04.010**. (§ 16.04.010)
• **Fire Hazard Overlay District**, **§ 16.22.010–.040** (fuel modification, separation, applicability). (§ 16.22.010)
• **Geologic Hazard Overlay District**, **§ 16.24.010–.040** (geologic reports, setbacks). (§ 16.24.010)
• **Biotic Resources Overlay District**, **§ 16.28.010–.030** (biological report trigger at **25%** change). (§ 16.28.010)
• **Scenic Resources Overlay District**, **§ 16.30.010–.030** (ridgeline/viewshed standards). (§ 16.30.010)
• **Small Lot Overlay District**, **§ 16.32.010–.040** (pre‑permit special requirements). (§ 16.32.010)
• **Equestrian and Large Animal Overlay**, **§ 16.33.010–.090** (Tables 1–3 for permitted uses, lot criteria, animal limits). (§ 16.33.010)
• ChinoHills_ZoningCode.md

• Official Chino Hills code library