DATE: MAY 7, 2025
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
title
SUBJECT
A proposed amendment to Title 20 (Zoning) of the Chino Municipal Code consisting of modifications and additions to Chapter 20.16 (Commercial Land Uses), Chapter 20.07 (Industrial Land Uses), Chapter 20.23 (Administration), and Chapter 20.24 (Glossary).
RECOMMENDATION
Adopt Planning Commission Resolution No. PC2025-006, recommending the City Council approve PL25-0031 (Zone Ordinance Amendment).
BACKGROUND
The last Zoning Code update was approved by the City Council on April 18, 2023. The City of Chino is now pursuing amendments to its zoning ordinances to allow greater flexibility in permitted land uses in commercial locations. These updates are designed to align more closely with evolving economic trends and community priorities, with the objective of supporting business attraction, retention, and expansion citywide. By modernizing and expanding certain use allowances, the City seeks to cultivate a more dynamic and business-friendly environment that promotes new business development, drives job creation, supports local entrepreneurship, and enhances overall economic vitality. These proposed changes are part of a multi-faceted approach to strengthen the City’s long-term fiscal health through increased sales tax generation and reinforcing Chino’s economic resilience. This effort underscores the City of Chino’s commitment to forward-thinking planning and sustainable economic development that benefits both residents and the broader business community.
The Zoning Code generally defines uses as being permitted by right, permitted by Administrative Approval (AA), or permitted with a Special Conditional Use Permit (SCUP). The AA process is reviewed by staff with approval being granted by the Director of Development Services. The SCUP process follows the same review process by staff but requires approval by the Planning Commission at a public hearing. The SCUP process can be both time-consuming and costly for prospective business owners seeking to establish a business within the City of Chino. To address this, the proposed Zoning Code amendments aim to streamline the approval process, enhance efficiency, and support business attraction and retention by modifying the approval process for commercial uses that have become more common and do not necessitate a stricter approval process. The draft ordinance is attached to Planning Commission Resolution No. PC2025-006, with additions to the ordinance in bold red and deletions in strikethrough. Notations within the use regulation tables located within the draft ordinance have the following meanings:
• Permitted uses. A "P" means that a use is permitted by right in the respective zoning district and is not subject to discretionary review and approval.
• Conditionally permitted uses. A "C" means that a use requires approval of a special conditional use permit.
• Administratively permitted uses. An "A" means that a use requires approval through an administrative action.
• Not permitted. A "■" in a cell means that a use is not allowed in the respective zoning district.
Summary of Amendments
The following is a summary of the requested changes to the Zoning Code:
Chapter 20.06 (Commercial Zoning Districts)
Currently, the City has five commercial zoning districts which are Commercial Neighborhood (CN), Commercial General (CG), Commercial Office (CO), Commercial Regional (CR) and Commercial Service (CS). These districts range from small neighborhood commercial centers to larger regional centers. Table 20.06-1 includes all land uses permitted in commercial zones as well as the approval process. The following updates are proposed to Table 20.06-1, Land Use Regulations for Commercial Zoning Districts:
• Trade and Vocational Schools are currently permitted with approval of a SCUP in all commercial zones. The proposed amendment would permit this use in all commercial zones subject to an AA.
• Gym/Athletic Instruction facilities are currently classified in three distinct categories which are major, minor, and small/boutique fitness studio. Major gym/athletic facilities are larger in nature and currently conditionally permitted in the CG, CO, CR and CS zoning districts. The proposed amendment would allow a major gym use through an AA in the CG, CO and CS zoning districts and by right in the CR zone. Minor facilities are currently permitted with an AA in all commercial zoning districts. The proposed amendment would maintain the AA requirement in the CN zoning district but permit minor facilities by right in all other commercial zones. Small boutique fitness studios currently require an AA in the CN, CO and CS zoning districts and the use is permitted by right in the CG and CR zones. The proposed amendment would permit this use by right in all commercial zoning districts.
• Retail, Thrift and Secondhand Stores are currently administratively permitted in the CG and CS zones and conditionally permitted in the CR zone. The proposed amendment will administratively permit the use in the CR zone, consistent with the permitting process in the other two zoning districts. The use is not permitted in either the CN or CO zoning district and will remain not permitted in these zones.
• Veterinary Clinics currently require a SCUP in the CG, CR and CS zones and are not permitted in the CN or CO zones. The proposed amendment would permit this use by right in all commercial zones.
• Automobile Rental is currently only permitted in the CG and CS zones with an AA, if there are 10 or fewer vehicles parked on-site. The proposed amendment will allow this use with an AA in all commercial zones subject to the requirement of 10 or fewer vehicles parked on-site. A SCUP will be required for facilities with more than 10 cars.
• Vehicle Repair and Maintenance is currently permitted by an AA in the CG and CS zone and permitted with a SCUP in the CR zone. The proposed amendment would update the approval process in the CR zone to an AA, consistent with the other commercial zones where the use is permitted.
• Restaurants and drive-thru restaurants currently require a SCUP in the CO and CS zoning districts. The proposed amendment would update this use to permitted by right in these zones, which is consistent with the approval process in other commercial zoning districts. A drive-thru in the CN zoning district will continue to require approval of a SCUP.
• Banquet Facilities are currently permitted by SCUP in the CG, CR and CS zoning districts. The proposed amendment will allow the use with an AA in the above zones. The use will continue to not be permitted in the CN and CO zoning districts.
• Hotels and Motels are currently conditionally permitted in the CG, CO and CR zones. The proposed amendment will permit the use by right in the above zones.
• Personal Services is currently permitted by right in all commercial zones except for the CO zone, which requires SCUP. The proposed amendment will update the approval in the CO zone to permitted by right.
• Tattoo and Piercing Establishments are currently classified as Personal Service, Restricted and conditionally permitted in the CS zone. The proposed amendment will remove tattoo and piercing from the definition of Personal Service, Restricted in the glossary of the Zoning Code (Chapter 20.24) and establish this use as a land use in Table 20.06-1 as permitted in the CS commercial zone.
• Commercial Recreation is currently permitted by SCUP in the CG and CR zones and not permitted elsewhere. The proposed amendment would allow this use through an AA in the CG, CO and CS zoning districts and by right in the CR zone. Additionally, the use Golf Courses, Miniature is proposed to be eliminated from the land use table as it falls within the definition of Commercial Recreation.
Chapter 20.07 (Industrial Zoning Districts)
Currently the City has four industrial zoning districts which are Business Park (BP), Light Industrial (M1), General Industrial (M2) and AD (Airport Development). These districts range from light to heavy industrial uses and also include uses at the Chino Airport. Table 20.07-1 includes all land uses permitted in industrial zones as well as the approval process. The following updates are proposed to Table 20.07-1 Land Use Regulations for Industrial Zoning Districts:
• Vehicle sales are currently not permitted in any industrial zoning district. There have been requests in the past to locate a vehicle sales office within industrial zones for specialized auto vehicle sales. The proposed amendment establishes the land use Vehicle Sales Office and permits the use by right in the BP, M1, and M2 industrial zones. The use will remain unpermitted in the AD zone.
• Hotels and Motels are currently permitted by right in the AD zone only. The proposed amendment would now allow hotels and motels subject to a SCUP in all industrial zones, including the AD zone.
Section 20.23.100 (Variances)
• The City’s municipal code currently provides a variance procedure, which is to provide a method whereby minor departures from the application of development standards within the zoning code are permitted, when the strict application of the code would deprive a property a development right possessed by other properties in the same zone and vicinity. A minor variance currently allows a deviation of no more than 25 percent from a measurable standard, while a major variance allows a deviation of more than 25 percent of a measurable standard. The proposed amendment would establish the deviation threshold to no more than 50 percent for a minor variance and more than 50 percent for a major variance. These flexible applications can further accommodate unique site conditions by increasing their development capabilities, all while maintaining the overall intent of the City of Chino’s Municipal Code. This will create equal and consistent development opportunities for properties throughout the City.
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PUBLIC NOTICE
A notice was published in the Chino Champion on April 12, 2025, and the City sent information out on the City’s social media platforms. The notice meets the legal noticing requirements and is adequate in scope for this project. No comments have been received to date.
ENVIRONMENTAL REVIEW
The Zone Ordinance Amendment is exempt from the provisions of the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(3), Common Sense Exemption, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, individual development applications will be reviewed under CEQA as they are proposed, and the changes are consistent with the goals and policies of the General Plan and will bring the City’s code into compliance with State and Federal Laws.