Chino | Three or More Homes
Chino, California Three or More Homes: Apartments in RD 12 to RD 20, Mixed Use Housing, Design and Open Space Rules, Parking, the Density Bonus and SB 79
This page covers projects with three or more homes on one lot in Chino: triplexes, fourplexes, townhomes and apartment buildings. The rules come from Title 20 as revised by Ordinance 2026-008 in July 2026, which the City posts as its Zoning Ordinance dated August 2026. Chino has no separate "missing middle" chapter for small multiplexes on house lots. Three or more homes on one lot need a district that permits multiple-family dwellings, an affordable housing overlay, or a state law route such as the density bonus or a starter home subdivision. The Chino overview has the summary.
Chino multiplex rules in six facts
- Multiple-family dwellings are permitted by right in RD 12, RD 14 and RD 20, and in the BMU and MU 20 mixed use districts. Source: Chino Zoning Ordinance, Tables 20.201-2 and 20.202-1
- RD 12 allows 8 to 12 homes per net acre, RD 14 allows 12 to 14 and RD 20 allows 14 to 20, on new lots of at least 10,000 square feet and 80 feet wide. Source: Chino Zoning Ordinance, Table 20.201-4
- Buildings may be 2.5 stories and 35 feet in RD 12 and RD 14, and 3 stories and 45 feet in RD 20. Source: Chino Zoning Ordinance, Table 20.201-4
- A multi-family project must keep 40 percent of the net lot area as improved permanent open space, 35 percent of it common. Source: Chino Zoning Ordinance 20.507.050(C)
- A project asking for a density bonus must go through the City's preliminary review first. Source: Chino Zoning Ordinance 20.602.020(A)(2)
- HCD lists seven counties where SB 79 took effect on July 1, 2026, and San Bernardino County is not among them. Source: HCD, SB 79 advisory, March 20, 2026
Where Three or More Homes Are Allowed
Table 20.201-2 lists "Multiple Family Dwellings" as P, permitted by right, in RD 12, RD 14 and RD 20, and Table 20.201-1 marks the use not allowed in RD 1, RD 2 and RD 4.5. RD 8 sits in both tables, and the two disagree on whether apartments are allowed there; the zoning districts page explains the conflict. In the mixed use districts, Table 20.202-1 permits multiple-family dwellings in BMU and MU 20. The Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) add multiple-family dwellings as a permitted use on the sites they cover, as the Measure M and overlays page explains.
Section 20.201.020 describes the three apartment districts. RD 12 is meant "to encourage a wide range of residential land uses from attached dwellings to townhouse type developments", including bungalow courts and small lot single-family homes. RD 14 and RD 20 are for attached homes, bungalow courts and townhomes, and each of the three may offer "amenities not generally found in suburban subdivisions, such as common open space and recreational areas." RD 20 allows the most homes per acre of the seven residential districts. A permitted use still needs a zoning clearance, and Section 20.102.020(F) notes that "Some permitted uses require Planning Commission site approval or design review oversight."
Standards in RD 12, RD 14 and RD 20
| Standard | RD 12 | RD 14 | RD 20 |
|---|---|---|---|
| Density | 8 to 12 per net acre | 12 to 14 per net acre | 14 to 20 per net acre |
| Lot area for a new lot | 10,000 sq ft | 10,000 sq ft | 10,000 sq ft |
| Lot width for a new lot | 80 ft | 80 ft | 80 ft |
| Landscape coverage | 40 percent | 40 percent | 40 percent |
| Front setback | 25 ft | 25 ft | 25 ft |
| Rear and interior side setbacks | 15 ft | 15 ft | 15 ft |
| Street side setback | 25 ft | 25 ft | 25 ft |
| Main entrance to another building | 20 ft (15 ft if 2-story) | 20 ft (15 ft if 2-story) | 20 ft (15 ft if 2-story) |
| Patio or balcony to another building | 20 ft | 20 ft | 20 ft |
| Other building separations | 15 ft | 15 ft | 15 ft |
| Height | 2.5 stories, 35 ft | 2.5 stories, 35 ft | 3 stories, 45 ft |
Source: Chino Zoning Ordinance Table 20.201-4 (August 2026).
Section 20.201.040(B)(9) adds a rule for apartment lots next to houses: "Where a multiple family residential zone abuts a single-family residential zone at an interior side or rear yard, the minimum setback shall be increased by 10 feet, or five feet if upper floors are setback 25 feet from interior lot lines." A buffer yard is also required there. Along primary and secondary arterial streets, setbacks grow by five feet and the rear setback is at least 20 feet.
The number of homes is the density times the net acreage, with fractions of 0.5 or more rounded up. By VanPlex arithmetic, a 10,000 square foot lot holds three homes in RD 12 or RD 14 and five in RD 20; a 15,000 square foot lot holds four, five or seven; and a 20,000 square foot lot holds six, six or nine. The minimum densities work the same way: a 20,000 square foot RD 20 lot must hold at least six homes. Because 3.5 rounds up, an existing RD 20 lot of 7,623 square feet reaches four homes (3.5 divided by 20, times 43,560); in RD 14 the same count needs 10,890 square feet and in RD 12 12,705 square feet.
Design, Open Space and Recreation
Section 20.507.050 sets the multiple-family design standards. Apartment buildings "larger than 4 units" need features such as wall breaks, projections and varied roof heights, and "Access points to units shall be clustered in groups of four or less." Each building needs at least three items from a list of enhancements, such as bay windows, dormers, porches over 60 square feet, or roof overhangs of two feet or more.
- Open space. "A minimum of 40 percent of the net lot area shall be dedicated to improved permanent open space, exclusive of driveways, parking areas, dwellings and non-recreation building areas." Of that, 35 percent of the net lot area is common open space, with "a flat, open play field." Up to 15 percent of the common space may be in a rooftop recreation area.
- Private space. A ground floor unit gets a 120 square foot yard at least 10 feet wide, or a 100 square foot deck at least 8 feet wide. An upper unit gets a 60 square foot balcony at least 6 feet deep.
- Recreation. Table 20.507-2 asks for no facilities at four units or fewer, one minor facility at 5 to 25 units, two at 26 to 100, and a major facility from 101 units. A minor facility is a play area, fitness room or picnic area; a major one is a pool, recreation building or court.
- Storage. A unit without a garage storage closet needs a lockable closet of at least 120 cubic feet off its patio or balcony.
- Driveways. Driveway approaches serving five or more units need enhanced paving, such as pavers or stamped concrete.
Together with parking, the 40 percent open space rule can leave less room for buildings than the density table suggests, so draw the open space and parking first when testing a lot.
Parking for Apartments
| Project density | Studio | One bedroom | Two or more bedrooms | Guests |
|---|---|---|---|---|
| Under 16 units per acre | 1.2 covered, plus 1 for every 5 units | 1.5 covered | 1 covered per bedroom | 1 per 7 units |
| 16 to 19 units per acre | 1.2 covered | 1 covered and 0.5 uncovered | 1 covered and 1 uncovered, plus 1 per bedroom after 2 | 1 per 7 units |
| 20 units per acre or more | 1.2 covered or uncovered | 1.5 covered or uncovered | 2, plus 1 per bedroom after 2 | 1 per 7 units |
Source: Chino Zoning Ordinance Table 20.511-1. Spaces per unit unless noted.
Fractions of a space round up under Section 20.511.030(F). Required parking for multi-family projects may be arranged as tandem spaces, one car behind the other, under Section 20.511.050(J). By VanPlex arithmetic, a fourplex of two-bedroom units at 20 units per acre or more needs 8 spaces plus one guest space (4 divided by 7, rounded up). A duplex needs two garage spaces per home plus one uncovered guest space.
The Density Bonus
The state density bonus lets a project with affordable homes build more homes than the zone allows and ask for incentives, such as a lower setback or less parking. Chapter 20.512 says: "When an applicant seeks a density bonus, incentive, or concession for a housing development, the City will comply with the requirements of Government Code sections 65915-65918, as they may be amended." The applicant files a density bonus application with the Development Services Department, and Section 20.602.020(A)(2) says a preliminary review "shall be required for all projects that involve a density bonus." The Director answers a preliminary review in writing within 45 days.
At a public hearing, the Planning Commission or City Council "shall grant a density bonus, incentives or concessions, waivers or reductions of development standards, and parking reductions as required by Government Code section 65915", unless it makes written findings that state law allows a denial. The Planning Commission may approve changes to site standards, design rules and parking; the City Council decides other incentives. The applicant signs a density bonus agreement that is recorded before the final map or building permit.
Section 20.512.030(C)(3) says the City "shall not impose parking requirements exceeding those permitted by" Government Code 65915(p). Those ratios are one onsite space for a unit of zero to one bedroom, one and a half for two to three bedrooms, and two and a half for four or more, guests and accessible spaces included. Fractions of bonus units follow state law, not the City's rounding rule.
State Routes and Replacement Housing
- SB 35, SB 423 and AB 2011. Section 20.603.120 applies the state streamlined ministerial approval of Government Code 65913.4 and the AB 2011 sections to "housing development projects that contain two or more residential units" on infill sites that meet the state affordability rules. It "replaces the City's procedures for reviewing discretionary applications, including design review regulations."
- SB 330. Section 20.603.130 lets an applicant file a preliminary application under Government Code 65941.1. The project is then subject only to the rules in effect on that date, with listed exceptions such as fee increases from an automatic yearly cost index, and the full application must follow within 180 calendar days.
- SB 684 and SB 1123. Chapter 20.506 allows starter home subdivisions of up to ten lots with ten homes in RD 4.5 to RD 20, decided by the Director within 60 days. See the lots and subdivisions page.
- Church and school land. Section 20.202.030(B)(5) allows housing on land owned by educational or religious institutions that meets Government Code 65913.16 "by right with ministerial approval."
- SB 79. The HCD advisory of March 20, 2026 lists seven counties where the upzoning near transit took effect on July 1, 2026, and San Bernardino County is not one of them. See the SB 79 page.
Replacing older homes has rules of its own. Section 20.603.140 bars the City from approving a housing project that demolishes homes "unless the project will create on-site or off-site at least as many residential dwelling units as will be demolished." Projects that remove protected units, defined in Government Code 66300(d)(2), must meet that statute. Occupants may stay until six months before construction and must get six months written notice. Lower income occupants of protected units get relocation benefits and a right of first refusal on a comparable new unit. Replaced protected units count toward the affordable housing rules of the AHO and MUO overlays.
Best For
- ✓ RD 20 lots of 10,000 square feet or more, where five or more homes in three-story buildings are permitted by right.
- ✓ Projects that include affordable units and can use the state density bonus with the 65915(p) parking ratios.
- ✓ Infill affordable projects that qualify for streamlined ministerial review under Section 20.603.120.
Usually Fails When
- ✕ The plan ignores the 40 percent open space rule, which removes room for buildings and parking.
- ✕ An RD 12 to RD 20 project builds fewer homes than the minimum density.
- ✕ A project removes homes with tenants without planning for the replacement and notice rules.
What To Verify Before Spending Money
- → Whether the project needs a site approval by the Planning Commission or a zoning clearance only.
- → How the City reads RD 8 for apartments, where its two use tables differ.
- → The parking ratio that applies, based on the units per acre of the project.
Where to Go Next
Related on VanPlex: the Chino overview, the California SB 79 page and the duplex to fourplex page.
Frequently Asked Questions
Can I build a fourplex in Chino, California?
How tall can an apartment building be in Chino?
How much parking does a Chino apartment need?
What open space does a Chino apartment project need?
Does Chino require recreation facilities in apartment projects?
Does Chino have a minimum density for apartments?
Does the state density bonus apply in Chino?
Does SB 79 apply in Chino?
Can I tear down a house in Chino to build apartments?
Is there a faster review for affordable apartments in Chino?
Official sources (checked October 2026)
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