DATE: JUNE 17, 2026
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: MICHAEL HITZ, AICP, PRINCIPAL PLANNER
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SUBJECT
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Comprehensive Zoning Code Update PL24-0146 (Zoning Ordinance Amendment) and PL25-0108 (Zone Map Change).
• PL24-0146 (Zoning Ordinance Amendment) - A proposed comprehensive update to Title 20 (Zoning) of the Chino Municipal Code to amend and reorganize multiple chapters of Title 20. The proposed amendments are to implement the changes outlined in the 2045 General Plan that was adopted by the City Council in September 2025. The changes include the addition of new zoning districts corresponding to General Plan designations, changes as required by State Law and other amendments to modify Title 20 and to allow for streamlining of regulations to facilitate economic development.
• PL25-0108 (Zone Change) - A proposed amendment to Title 20 (Zoning), of the Chino Municipal Code to implement the amendments, ensure consistency with the 2045 General Plan Update and to align zoning with uses and market potential for the respective sites. All map amendments involve a change from one existing zoning district to another, and all amendments are consistent with the requirements of Measure M, the City's residential growth control measure.
RECOMMENDATION
1. Adopt Planning Commission Resolution No. PC2026-017, recommending the City Council adopt the comprehensive update to Title 20 (Zoning) of the Chino Municipal Code Code) PL 24-0146 (Zoning Ordinance Amendment), based on the findings listed in the Resolution.
2. Adopt Planning Commission Resolution No. PC2026-018, recommending the City Council approve PL25-0108 (Zone Change) to implement the amendments, ensure consistency with the 2045 General Plan Update based on the findings listed in the Resolution.
BACKGROUND
The Chino City Council adopted the 2045 General Plan (“General Plan”) on September 2, 2025. Certain amendments to the City’s Zoning Code are also required to implement the new General Plan and ensure the General Plan and Zoning Code are consistent, as required under State law. Between December 2024 and April 2025, staff and the General Plan consultant conducted a series of study sessions with the Planning Commission to review the changes and receive feedback from the Commission on how best to make zoning amendments to implement the new General Plan. Additionally, the City Council and the Planning Commission conducted a joint study session on January 13, 2026, to review the proposed zoning amendments and provide feedback. All of the direction and feedback obtained from the Planning Commission and City Council has been implemented into the final draft of the proposed zoning amendments that are included in Attachment “A” to the Draft City Council Zoning Ordinance Amendment. Related zoning map amendments are identified in the Attachments “A” and “B” to the Draft City Council Zone Change Ordinance.
ISSUES AND ANALYSIS
Because of the nature and extremely large scope of the General Plan update, it is impossible to discuss all of the proposed changes in detail in the staff report. The following is a summary of proposed amendments for implementation of the General Plan. More detail of the proposed amendments will be explained at the Planning Commission meeting.
• Code Reorganization. The majority of the current Zoning Code language is working well and has been retained, but to make the Zoning Code more "user friendly" and facilitate future updates, the Zoning Code has been reorganized to group chapters into a hierarchical framework. This will make it easier for users to find key provisions and for new information to be added later without extensive reorganization and renumbering of the document. In addition, the Zoning Code is now broken out into seven series with the associated chapters incorporated into those series. For example the 200 Series (Base Series), which includes information on the various zoning designations and uses associated with those specific zones; the 300 Series (Overlay Districts) includes Zoning Code regulations associated with properties that have an overlay, such as Affordable Housing Overlays; and the 500 Series (Additional Use and Development Regulations) includes the various regulations for all zones, such as parking, accessory dwelling units, landscaping, design standards, etc.
• Streamline Approval Process. The proposed Zoning Code amendments permit many more uses by right when development projects are clearly consistent with the new General Plan and City standards. The current Zoning Code permits some uses by right already, but many are subject to approval of an administrative approval application or conditional use permit application, which add unnecessary cost, complexity, and timing to many types of businesses that want to come into the City. The intent of these revisions is to make it easier for Chino to attract and retain businesses, particularly in commercial and mixed use zones. The amendments to streamline the City’s approval process are outlined in the land use tables located in the 200 Series (Base Series).
• Buffering Industrial and Warehouse Uses. The development and design standards for new and expanded industrial and logistics uses have been updated to implement "good neighbor" policies with the intent of promoting business development while also shielding neighborhoods, delivering cleaner air, and limiting where warehouse/distribution centers can go in the City. The amendments closely follow State requirements defined in Assembly Bill 98. These amendments are included in the 500 Series (Additional Use and Development Regulations), mostly incorporated in Chapter 20.514 (Standards for Specific Land Uses), outlined in 20.514.590 (Warehouses and Logistics).
• Parking Requirements. The proposed Zoning Code amendments mainly address neighborhood parking and standards for shopping centers. A recurring theme of community comments during outreach conducted for the General Plan update included the concern with the availability of parking in residential neighborhoods. The proposed Zoning Code amendments for shopping centers will incorporate strategies to optimize the availability of neighborhood parking around commercial areas. For shopping centers, the proposed Zoning Code amendments seek to modernize standards and optimize the availability of spots for patrons while controlling development costs. These proposed Zoning Code amendments are included in the 500 Series (Additional Use and Development Regulations), mostly incorporated in Chapter 20.511 Parking and Loading)
• New Districts. The General Plan update created new land use designations for mixed use areas, including the Regional Mixed Use, Boulevard Mixed Use, and Employment Mixed Use designations. The draft Zoning Code amendments create new zoning districts that are consistent with the new General Plan land use designations as it relates to types of commercial uses allowed and required development standards for development, drawing on development standards currently in place in Chino and best practices from other peer communities in California. The related Zoning Map amendments to implement the Regional Mixed Use and Boulevard Mixed Use districts are included in Attachment “A” to the Draft City Council Zoning Map Ordinance. The Zoning Code and Zoning Map amendments for the Employment Mixed Use district will be made through separate, subsequent amendments to The Preserve Specific Plan. The Zoning Code amendments and Zoning Map Overlay amendments to implement the new Downtown designation around City Hall will be prepared separately to allow and/or increase residential density in the downtown area, as required by Measure M, the City’s voter approved residential growth control measure approved in 1988. The proposed Regional Mixed Use and Boulevard Mixed Use districts Zoning Code amendments are included in the 200 Series (Base Series), as outlined in Chapter 20.202 (Mixed Use Zoning Districts).
• State Legislation Amendments. The proposed Zoning Code amendments include several amendments related to revisions in State law that require the Zoning Code to be updated. These include a new Accessory Dwelling Unit (ADU) (Chapter 20.503) that implements various State law provisions. Provisions related to SB 35/423 and AB 2011 related to Streamlined Ministerial Approvals for Qualifying Housing Developments (Chapter 20.600.120) and other housing related amendments as mandated by State law.
PUBLIC NOTICE
A one-quarter page notice was published in the Chino Champion on May 16, 2026, and the City sent information out on the City’s social media platforms. Additionally, a 30-day notice was mailed to all property owners who are subject to the proposed Zoning Map changes. The notice exceeds the legal noticing requirements and is adequate in scope for this project. Staff has had various discussion and emails with interested parties for clarification.
ENVIRONMENTAL REVIEW
The City of Chino 2045 General Plan (SCH No. 2024090833) was previously prepared for this project pursuant to Sections 15080 through 15097 of the California Environmental Quality Act (CEQA) Guidelines and was certified by the Chino City Council on September 2, 2025. The proposed zoning ordinance amendment and zone change do not include any changes to the project, and no new significant impacts were identified. Therefore, they are within the scope of the EIR adopted in connection with the City of Chino 2045 General Plan, which adequately describes the activity for the purposes of CEQA. Additional environmental review is not required.
ATTACHMENTS
A. Resolution PC2026-017 for Adoption of the Zoning Code Update
B. Resolution PC2026-018 Zoning Map Amendment
C. Draft City Council Zoning Ordinance - Amendment Ordinance includes Attachment A-Comprehensive Zoning Ordinance Amendment
D. Draft City Council Zone Change Ordinance includes Attachment A-Proposed Zoning Map Update and B- List of Associated Assessor Parcel Numbers (APNs) that are included in the Zone Map changes.
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