Local zoning · Chino

Chino — Land Use

Land Use under the Chino local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page summarizes how the City of Chino's Zoning Code controls what land may be used for (permitted uses, conditional uses, and overlays). It is anchored to the City of Chino Zoning Code (Title 20, Zoning) and pulls the controlling use tables, overlay rules, and mixed‑use / affordable‑housing exceptions that an applicant will need to check before proposing a project. Always verify parcel‑specific rules (zoning map, overlays, and any specific plan) with the City. § references below point to the City code excerpts retrieved from the Chino Zoning Code.

Note on internal links: when you see words like parking, design review, or ADUs below they link to the Chino topic page for that subject.

How the code decides "what's allowed"

  • The City divides land into named base zoning districts such as RD 1, RD 2, RD 4.5, RD 8, RD 12, RD 14, RD 20, MU 20, MU 30, CN, CG, CO, CR, CS, BP, M1, M2, AG, OS1, OS2, P, PS, and others listed in Table 20.03‑1 (§ 20.03.020) .
  • Each district has a use table showing whether a land use is Permitted by right (P), Conditionally permitted (C — requires a special conditional use permit), Administratively permitted (A), Incidental (I), or Not permitted (■). The meaning of P/C/A/I is defined in the code. See § 20.02.030 for interpretation procedures and the notations for use tables.
  • Overlays (for example AHO, MUO, AO, A (airport), DO) add or limit uses on top of base zoning; where an overlay applies the overlay rules may supersede the base zone for housing projects. See Table 20.03‑2 and the overlay chapters.

(If a use is not listed, the Director of Community Development may determine an equivalent listed use if specific findings are met; appeals go to the Planning Commission.) § 20.02.030.

District-by-district breakdown

Below are the most decision‑relevant districts in Chino. For each district I summarize purpose, typical permitted uses (high‑level), key dimensional standards called out in the code, and where that district commonly applies.

NOTE: Always confirm a parcel’s district on the official zoning map (Table 20.03‑1 / § 20.03.020).

RD 1 / RD 2 / RD 4.5 (Low‑density residential)

  • Purpose: provide for single‑family and agricultural/residential lot patterns and protect neighborhood character. § 20.04.010.
  • Typical permitted uses: single‑family dwellings, accessory dwelling units (ADUs) (see § 20.11.020), caretaker quarters and limited farm employee housing where applicable. See residential use tables.
  • Key standards: lot area/density limits are controlled by the RD symbol (RD 1 = ~1 u/acre; RD 4.5 = ~3–4.5 u/acre). Duplexes and second primary units have special rules (e.g., second primary units/duplexes restrictions and deed restriction requirements). See Chapter 20.04 and the Measure M provisions.
  • Where it applies: established neighborhoods, fringe agricultural parcels transitioning to low‑density residential. § 20.03.020.

RD 8 / RD 12 / RD 14 / RD 20 (Medium‑ to higher‑density residential)

  • Purpose: allow townhomes, apartments and more compact housing to meet housing needs. § 20.04.010.
  • Typical permitted uses: single‑family, multi‑family dwellings, transitional/supportive housing (treated like other housing in the same zone), residential care facilities per the use table. See Tables in Chapters 20.04–20.07.
  • Key standards: minimum setbacks, building separation, and special rules for duplexes (e.g., duplexes only allowed in RD 8 on lots ≥10,000 sq. ft.) and senior housing projects follow RD 20 standards unless in an overlay. See Chapter 20.04 and § 20.21.340.

MU 20 and MU 30 (Mixed‑Use base districts)

  • Purpose: mix residential with commercial/office to encourage walkable nodes and transit supportive density. MU 20 allows roughly 14–20 du/acre (up to 24 with affordability); MU 30 allows 20–30 du/acre (up to 37.5 with affordability). § 20.05.020.
  • Typical permitted uses: ground‑floor sales/service, restaurants, offices, and upper‑floor residential. Table 20.05‑1 lists detailed uses and whether they are P/C/A. § 20.05.030.
  • Key dimensional rules: see the MU tables for FAR and frontage/build‑to rules; active frontages are required on primary frontages. Design details and sidewalks/plaza rules are in the MU chapter and design sections. § 20.05.030.
  • Where it applies: commercial corridors and nodes identified in the General Plan and zoning map. § 20.03.020.

AHO (Affordable Housing Overlay) and MUO (Mixed‑Use Overlay)

  • Purpose: promote affordable housing in targeted sites and permit residential where base zoning may not. The overlay allows up to 30 du/acre when affordability criteria are met and provides additional density rules and streamlined administrative review for qualifying affordable projects. § 20.09.090.
  • Typical permitted uses: residential uses listed in Table 20.09‑4 including Accessory Dwelling Units (P) and multiple‑family dwellings (P) when project meets overlay rules. § 20.09.090(C).
  • Key dimensional standards (MUO residential/mixed use): Minimum lot area 10,000 sq ft, min lot width 100 ft, max lot coverage 80%, max building height 50 ft (with notes allowing additional height/FAR for affordable projects), setbacks and landscape minima per Table 20.09‑7. See § 20.09.090 and Table 20.09‑7.
  • Where it applies: only on parcels listed in the General Plan/Housing Element sites inventory and shown on the zoning map; overlays are mapped (Table 20.03‑2). § 20.03.020 and § 20.09.090.

CN / CG / CO / CR / CS (Commercial districts)

  • Purpose: differentiate neighborhood centers (CN), general commercial (CG), offices (CO), regional retail (CR) and heavier commercial/service (CS) by intensity and allowed uses. § 20.06.020.
  • Typical permitted uses: retail, restaurants, offices, personal services, some residential types depending on district (see Table 20.06‑1). Many social/community uses are allowed with conditions. § 20.06.030 and Table 20.06‑1.
  • Key dimensional and intensity standards: FAR varies by district — CN up to 0.3, CG up to 1.0, CO up to 1.0, CR up to 0.6, CS up to 0.6; other standards and special use conditions are in Chapter 20.06. § 20.06.020 / § 20.06.030.

BP / M1 / M2 (Business Park and Industrial)

  • Purpose: allow business parks, light and general industrial uses; accommodate employment and manufacturing. § 20.03.020 and industrial district chapters.
  • Typical permitted uses: business park, manufacturing, warehousing, and other industrial support uses; some public/quasi‑public and limited retail tie‑ins where noted. Use tables and special standards (e.g., vehicle display, repair) are in the industrial sections. See Chapter 20.21 for use‑specific standards.
  • Key standards: large‑site standards, parking and screening, and special conditional use processes for conversions/places of worship in industrial zones. See Chapter 20.21 and § 20.21.350.

AG / OS1 / OS2 / P / PS (Agricultural, Open Space, Public)

  • Purpose: conserve agricultural land, preserve natural/open space and allocate public facilities and schools. § 20.08.030.
  • Typical permitted uses: AG allows farm uses and limited dwellings; OS protects trails and habitat (OS2 minimizes development); P and PS accommodate public facilities and schools. Table 20.08‑1 lists specifics including where ADUs are permitted. § 20.08.030.
  • Key standards: many open‑space uses require Special Conditional Use Permits; farm employee housing has its own rules. See § 20.21.490 and related sections.

Airport overlay (A)

  • Purpose: restrict incompatible land uses within aviation safety zones created by the Airport Comprehensive Land Use Plan. Within safety zones permitted uses must satisfy both the base zoning and the overlay compatibility table (Table 20.09‑1). § 20.09.050.
  • Practical effect: many residential and assembly uses are "Clearly Unacceptable" in safety zones I and II; new projects within 10,000 ft require recording an avigation easement. § 20.09.050.

Quick reference table — high‑priority standards and uses

District / Topic Key decision items (what an applicant must check first) Code Reference
Zoning districts list Confirm base zone symbol (RD, MU, CN, CG, BP, M1, etc.) on zoning map § 20.03.020
Use notation meanings Is the proposed use P, C, A, I, or ■? (controls permit pathway) § 20.02.030; Use regulations tables
Mixed‑use density MU 20 = 14–20 du/ac (up to 24 w/affordability); MU 30 = 20–30 du/ac (up to 37.5 w/affordability) § 20.05.020
AHO / MUO density & standards Overlays allow up to 26–30 du/acre (with rules and bonuses); MUO development standards: min lot area 10,000 sq ft, max height 50 ft, max coverage 80% § 20.09.090; Table 20.09‑7
Commercial intensity (FAR) CN 0.3, CG 1.0, CO 1.0, CR 0.6, CS 0.6 — check FAR limits for project scale § 20.06.020 / § 20.06.030
Airport overlay compatibility Uses must meet both base zone and airport overlay compatibility table; some residential uses are clearly unacceptable in safety zones I & II § 20.09.050; Table 20.09‑1
Accessory Dwelling Units (ADUs) ADUs are permitted in most residential and many other zones subject to § 20.11.020; ADU approvals follow state and local ADU rules § 20.11.020
Parking Project must meet parking minimums by land use (see Chapter 20.18); bicycle parking rules and screening rules apply Chapter 20.18 (e.g., § 20.18.040, § 20.18.060)

Practical guidance / interpretation notes

  • If your proposed use is not in a use table, you can request an interpretation; the Director has 30 days to respond and may refer to the Planning Commission. Appeals are allowed. See § 20.02.030.
  • Many specialized uses (check cashing centers, live entertainment, public storage, vehicle sales, recycling facilities, motor vehicle repair) have their own supplemental standards in Chapter 20.21 — consult those use sections early. Examples: check cashing centers require a special conditional use permit and location limits (§ 20.21.300), live entertainment limits are in § 20.21.290.
  • Affordable housing overlays (AHO/MUO) can change what’s allowed on a site and provide objective checklists for qualifying affordable projects that may be reviewed administratively — read § 20.09.090(K) and the overlay text carefully. Projects providing qualifying affordability may be processed as "use by right" in some circumstances.
  • Where dimension tables exist (e.g., Table 20.09‑7 for MUO), read the Notes — they contain exceptions such as extra FAR/height when affordable units are provided and street‑specific reduced setbacks. § 20.09.090 and Table 20.09‑7.

Links you may need (first natural mention in text above):

Checklist (what an applicant must satisfy up front)

  • Confirm base zoning and any overlay(s) on the parcel on the official zoning map (§ 20.03.020).
  • Find the use in the appropriate use table for that district to see if it is P/C/A/I/■ (§ 20.02.030; tables in Chapters 20.04–20.09).
  • If the use is listed C, plan for a Special Conditional Use Permit per § 20.23.050 (and application procedures § 20.23.030).
  • Check overlay rules (AHO/MUO/A) — overlays can both permit and restrict uses and may supersede base zoning for housing projects (§ 20.09.090; § 20.09.050).
  • Confirm applicable development standards for lot area, setbacks, height, FAR, lot coverage and landscape minimums (e.g., Table 20.09‑7 for MUO) and any notes that change the standard for affordable projects.
  • Calculate required parking and bicycle spaces per Chapter 20.18 and prepare screening/landscaping plan accordingly.
  • Identify any special use standards (Chapter 20.21) for your use (e.g., check cashing, live entertainment, vehicle sales).
  • Prepare any required environmental review materials; follow application procedures and fee schedule (§ 20.23.030).

Risks & Ambiguities

Issue Why it matters What to verify
Unlisted proposed use Code disallows unlisted uses unless Director finds equivalency; denial or long appeal possible Request an interpretation from the Director; check § 20.02.030 findings and appeal rights.
Overlay applicability (AHO/MUO/AO/A) Overlay may add uses (e.g., allow housing) or restrict them (airport compatibility) Confirm overlay mapping for the parcel and read the overlay text (e.g., § 20.09.090 for AHO/MUO; § 20.09.050 for Airport).
Interpretation of a use (P vs C vs A) Permitting pathway (by‑right vs discretionary) determines timeline and public hearing needs Confirm use table notation; if ambiguous, submit interpretation request under § 20.02.030.
Parcel‑level boundary uncertainty A zone boundary across a lot can change allowed uses and standards If map boundaries unclear, Director can correct or Planning Commission will resolve per § 20.02.* rules. Verify with jurisdiction.
Affordable bonuses / density calculations Extra FAR/height tied to specific affordable unit percentages and calculation notes in tables Follow Table 20.09‑5 and Table 20.09‑7 notes; verify density bonus eligibility under state law and local implementation.
Airport safety compatibility Some assembly and residential uses are disallowed in safety zones I & II Use Table 20.09‑1 and check the ACLUP and required avigation easement requirement in § 20.09.050.

Plain-English Summary

Chino's Zoning Code lists the city’s base zones (residential, commercial, industrial, open space), overlay districts (affordable housing, airport, etc.), and a use table for each zone that says whether a use is allowed by right, conditionally, or not allowed. Mixed‑use and affordable housing overlays change what can go where and include density/FAR exceptions when projects include affordable units — check the exact zone, overlay, use table letter (P/C/A), development standards (setbacks, height, coverage, FAR), and parking rules before filing. Confirm anything unclear with the Director and consult the specific use sections in Chapter 20.21.

Source References

  • City of Chino Zoning Code (Title 20) — Zoning districts and table list: § 20.03.020.
  • Use notation and interpretation procedures: § 20.02.030 (P/C/A/I meanings and interpretation process).
  • Mixed‑use district purposes and densities: § 20.05.020 and use regs § 20.05.030.
  • Commercial district purposes and FAR limits: § 20.06.020 and use regulations § 20.06.030 (Table 20.06‑1).
  • Agricultural/Open Space/Public district uses: § 20.08.030 (Table 20.08‑1).
  • Overlay districts (Airport, AHO/MUO, AO) and airport compatibility: § 20.09.050 (Airport overlay) and § 20.09.090 (AHO/MUO).
  • MUO development standards and Table 20.09‑7 (min lot area, lot width, coverage, height, setbacks): Table 20.09‑7 / § 20.09.090(G).
  • Accessory dwelling units: § 20.11.020 (ADU rules referenced in use tables).
  • Use‑specific standards (e.g., live entertainment, check cashing): Chapter 20.21 (examples: § 20.21.290, § 20.21.300).
  • Parking and bicycle parking requirements: Chapter 20.18 (e.g., § 20.18.040, § 20.18.060).
  • Application procedures, fees and environmental review: § 20.23.030.
  • Use by right rules for qualifying affordable housing projects and design review note: § 20.04.030 and § 20.09.090(K).

Sources

Retrieved passages

  • Chino Zoning Code High relevance
  • CBC § 100 High relevance
  • Chino Zoning Code (§ 1) High relevance
  • Chino Zoning Code (§ 1) Medium relevance
  • Chino Zoning Code (§ 1) Medium relevance
  • Chino Zoning Code Medium relevance
  • Chino Zoning Code (section may) Medium relevance
  • Chino Zoning Code (§ 1) Medium relevance
  • Chino Zoning Code (SECTION 18) High relevance
  • Chino Zoning Code Medium relevance
  • Chino Zoning Code (section 20.02.030) Medium relevance
  • Chino Zoning Code (section 20.23.050) Medium relevance
  • Chino Zoning Code (§ 1) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R‑1/RD 4.5 lot in Chino?

Most single‑family dwellings and accessory dwelling units (ADUs) are permitted in low‑density residential zones; specific density/lot size and accessory unit rules are in the residential chapters and ADU section § 20.11.020. Verify the parcel’s exact RD symbol on the zoning map and any overlays that might modify uses.

What are Chino setback and height rules for mixed‑use projects?

Mixed‑use development in MUO follows Table 20.09‑7: typical standards include front setback 10 ft (15 ft if ground floor is residential), max height 50 ft, and min lot width 100 ft; Notes allow additional height/FAR for qualifying affordable projects. See Table 20.09‑7 and § 20.09.090(G).

Do I need a Special Conditional Use Permit (CUP) in Chino?

If the use is marked C in the district use table it requires a Special Conditional Use Permit under the code’s CUP procedures (referenced in the use table notes and § 20.23.050). Check the applicable use table for your district to see whether the use is P, C, A, or not allowed.

Are ADUs allowed in Chino residential zones?

Yes. Accessory Dwelling Units are identified as permitted in many residential and some other zones and are governed by § 20.11.020; the Zoning Code also follows state ADU requirements, so review both local § 20.11.020 and state ADU law.

How does the Affordable Housing Overlay (AHO / MUO) change what I can do?

The AHO/MUO can allow residential where it might otherwise be limited, set minimum/maximum densities (e.g., minimum 26 units per acre in some cases, maximum up to 30 with affordability), and provide streamlined review for qualifying affordable projects. Check § 20.09.090 and Table 20.09‑5 for density bonus thresholds and requirements.

What does “use by right” mean for housing on certain sites?

Projects meeting the criteria (for example, sites in the Housing Element inventory and providing required affordability) may be processed as use by right, meaning no discretionary permit is required; they still must meet objective development standards and design review rules referenced in § 20.09.090(K) and § 20.04.030. Confirm site eligibility in the Housing Element sites inventory.

How are airport noise and safety issues handled for new development?

The Airport overlay (A) implements the Airport Comprehensive Land Use Plan: uses must be compatible with safety zones (Table 20.09‑1); many residential and assembly uses are "Clearly Unacceptable" in safety zones I and II, and avigation easements are required for projects within 10,000 ft. See § 20.09.050.

If my use is not listed in the tables, what can I do?

Submit a written interpretation request to the Director of Community Development; the Director may determine the unlisted use is equivalent to a listed use if findings are met (consistency with General Plan, not detrimental, etc.). See § 20.02.030 (Interpretation) and the unlisted use rules.

Where are parking requirements for my proposed commercial tenant?

Parking minima and design standards are in Chapter 20.18 (parking tables and general requirements, plus bicycle parking rules); check the parking rate for your specific land‑use category and prepare a parking plan consistent with § 20.18.040 et seq.

Can the City allow extra FAR or height for affordable housing?

Yes — several MU and MUO tables include notes permitting additional FAR/height tied to density increases for qualifying affordable rental units. Review Table 20.09‑5 and Table 20.09‑7 notes and the local density bonus procedures and state density bonus law.

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