TO: LINDA REICH, CITY MANAGER
FROM: WARREN MORELION, AICP, DIRECTOR OF DEVELOPMENT SERVICES
SUBJECT
title
Introduction of Ordinance 2026-008 and 2026-009 - Comprehensive Zoning Code Update (PL24-0146 ZOA) and Zoning Map Amendment (PL25-0108 ZC) to implement the 2045 General Plan.
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RECOMMENDATION
recommendation
1) Conduct a Public Hearing; 2) Approve the introduction of Ordinance No. 2026-008 (PL24-0146 (Zoning Ordinance Amendment)) Comprehensive Zoning Code Amendment to be read by number and title only, and waive further reading of the Ordinance; 3) Approve the introduction of Ordinance No. 2026-009 (PL25-0108 (Zone Change)) Zoning Map Amendment to implement zoning map changes for consistency with the 2045 General Plan, to be read by number and title only, and waive further reading of the Ordinance.
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FISCAL IMPACT
There is no direct fiscal impact for the Adoption of the comprehensive Zoning Code Amendment or Zoning Map Amendments. The implement of the various provisions in the Zoning Code may have future fiscal impacts depending on the nature of the actions.
CITY OF CHINO MISSION / VISION / VALUES / STRATEGIC ISSUES
The recommendation detailed above further the City’s values and strategic issues that serve as key pillars on which identified priorities, goals, and action plans are built, by fostering:
• Positive City Image
• Financial Stability
• Responsible Long-Range Planning
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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 (Attachment A). Related zoning map amendments are identified in the Attachments “A” and “B” to the Draft City Council Zone Change Ordinance (Attachment B).
On June 17, 2026, the Planning Commission, reviewed PL24-0146 (Zoning Ordinance Amendment), the comprehensive Zoning Code Amendment and PL25-0108 (Zone Change) for the Zoning Map Amendments. At the hearing three letters (Attachment C) were presented to the Planning Commission. One letter was from the Sierra Club/Freight Communities Action Coalition regarding the truck route map in the General Plan that was presented and previously adopted as part of the 2045 General Plan update. An opposition letter was also received from a resident, Mr. Robert Nigg, primarily related to the Affordable Housing Overlay standards and other Zoning Code revisions. Mr. Nigg expressed his concerns to the Planning Commission during the public hearing. A third letter was received from Mr. Ata Kahn, Deputy Director Office of Economic and Business Affairs for the City of Pomona, related to the future development of industrial properties on the shared border between the City of Chino and the City of Pomona. Mr. Kahn, mentioned the City understood the complexities of adopting a comprehensive Zoning Code update and did not seek to have his comments addressed in the current proposed Code update, but rather he wanted to include them in the record for the project and also wanted to make sure there is continued dialogue and collaboration between the two cities regarding their shared border. City of Pomona Councilmember Nora Garcia also addressed the Planning Commission and appreciated staff efforts to minimize impacts to the residents of Pomana and wanted to make sure that both cities continue to work together in the future.
The Planning Commission recommended that the City Council adopt the Zoning Ordinance Amendment and the Zoning Map Amendments by a 6-0 vote.
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 City Council meeting during the presentation.
• 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-eighth page notice was published in the Chino Champion on June 27, 2026, and the City sent information out on the City’s social media platforms. Additionally, a 10-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. Prior to the Planning Commission hearing staff had several email and phone conversations with property and business owners, mostly related to the proposed map changes and how those changes would impact their property. Staff clarified all the proposed Code changes and answered all the questions received. As noted above, three letters were submitted to the Planning Commission for their review. To date, no additional comments have been received from the public.
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. Draft City Council Zoning Ordinance 2026-008 - Amendment Ordinance includes Attachment A-Comprehensive Zoning Ordinance Amendment
B. Draft City Council Zone Change Ordinance 2026-009 includes Attachment A-Proposed Zoning Map Update and B- List of Associated Assessor Parcel Numbers (APNs) that are included in the Zone Map changes.
C. Planning Commission Correspondence Letters