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David Babakaiff
Written by David Babakaiff · Co-Founder, VanPlex | 25+ Years BC Construction Last reviewed: October 2026

Chino | Zoning Districts

Chino, California Zoning Districts: RD 1 to RD 20, Densities per Net Acre, Allowed Uses, Mixed Use Districts and Measure M

This page explains which Chino zones allow homes and how many. A zoning district is the label the City puts on each lot to set what may be built there. Chino rewrote its zoning code in 2026: Ordinance 2026-008, adopted by the City Council on July 21, 2026, gave Title 20 new chapter numbers and changed several residential rules. The City posts the new text on its Zoning page as a file dated August 2026, and this page cites that file. The online Municode copy of the code still shows the older text. The Chino overview has the summary of all seven guide pages.

Chino zoning in six facts

The Seven Residential Districts

Table 20.101-1 of the Zoning Ordinance lists the base districts. Seven are residential, and each one carries the General Plan land use class of the same name. Section 20.201.020 gives each a purpose. RD 1 is for "very large lot residential development in a rural environment" with horse keeping and small farms. RD 2 is for "semi-rural and suburban lifestyles on lots that are larger than commonly available in suburban subdivisions." RD 4.5 is meant to "encourage predominantly single-family suburban residential development similar to that found in many of the City's existing residential tracts." RD 8 is a step between those neighborhoods and busier areas, with attached and detached homes on smaller lots. RD 12, RD 14 and RD 20 are for attached single-family homes, bungalow courts, attached dwellings and townhomes, and each also permits small lot single-family homes.

District Name in Table 20.101-1 Homes allowed Minimum lot area for a new lot Minimum density
RD 1 Residential/Agricultural Up to 1 per net acre 1 acre None
RD 2 Residential/Agricultural 1 to 2 per net acre 20,000 sq ft None
RD 4.5 Residential, Single Family 2 to 4.5 per net acre 7,200 sq ft None
RD 8 Residential, Single/Multi Family 4.5 to 8 per net acre 4,500 sq ft 4.5 per net acre
RD 12 Residential, Multi Family 8 to 12 per net acre 10,000 sq ft 8 per net acre
RD 14 Residential, Multi Family 12 to 14 per net acre 10,000 sq ft 12 per net acre
RD 20 Residential, Multi Family 14 to 20 per net acre 10,000 sq ft 14 per net acre

Sources: Chino Zoning Ordinance Table 20.101-1, Section 20.201.020 and Tables 20.201-3 and 20.201-4 (August 2026).

The minimum lot areas apply only when a new lot is created. Section 20.201.040(B)(1) says: "Minimum lot area, width and depth requirements apply only to the creation of new lots." An older lot that is smaller than the table keeps its rights. Section 20.510.050 says "All legal nonconforming lots shall be permitted all development rights and uses of the zoning district in which it is located", while a building on such a lot must still meet the setbacks, coverage and density of the district.

What Each District Allows

Two tables set the uses: Table 20.201-1 for the single-family districts RD 1 to RD 8, and Table 20.201-2 for RD 12, RD 14 and RD 20. The letters mean the same in both, under Section 20.102.020(F). "P" is permitted by right and "is not subject to discretionary review and approval": staff checks the plans against the written rules through a zoning clearance, with no hearing, although the section adds that "Some permitted uses require Planning Commission site approval or design review oversight." "A" needs an administrative approval from staff. "C" needs a conditional use permit, which the Planning Commission decides. "I" is allowed only as a smaller use tied to a main use on the site, and a black square means not allowed.

Use RD 1 RD 2 RD 4.5 RD 8 RD 12 RD 14 RD 20
Single-family homes P P P P P P Not allowed
Duplex homes P P P P (10,000 sq ft lots) P P P
Multiple-family dwellings Not allowed Not allowed Not allowed Two tables differ P P P
ADUs P P P P P P P
Junior ADUs P P P P P Not allowed Not allowed
Second primary units (SB 9) P P P Two sections differ Not listed Not listed Not listed
Senior housing projects Not allowed Not allowed Not allowed A A A P
Mobile home parks Not allowed Not allowed C C C C C
Short-term rentals Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed

Sources: Chino Zoning Ordinance Tables 20.201-1 and 20.201-2, Sections 20.201.030 and 20.201.050. P = permitted by right; A = administrative approval; C = conditional use permit.

A few rows need a closer look. The single-family table lists "Duplex Homes" as P in all four districts, but Section 20.201.030(B)(5) adds two limits: duplexes in RD 1, RD 2 and RD 4.5 must meet Section 20.201.050, the City's SB 9 section, and "Duplexes shall only be permitted in the RD 8 zone on lots with a minimum lot area of 10,000 square feet or greater." Transitional and supportive housing is allowed in every residential district under the same standards as other housing there. Short-term rentals are not allowed in any residential district. A junior ADU, a small unit inside a house, is allowed in RD 1 to RD 12 and not in RD 14 or RD 20.

How Density Is Counted

Density is the number of homes allowed on a given area of land. The 2026 code counts it per net acre. Chapter 20.701 defines a net acre as "43,560 square feet of land area, exclusive of ultimate rights-of-way for expressways, arterials, and collector streets and land dedicated for public open space." Section 20.103.090 then says: "The number of residential units permitted on a lot is determined by multiplying the residential density factor by the net acreage of the lot." When several lots under one owner form one project, the density is counted for the whole site.

Fractions are rounded under Section 20.103.030: "Fractions of one-half (0.5) or greater must be rounded up to the nearest whole number, and fractions of less than one-half (0.5) must be rounded down." A density bonus under state law follows the state's own rounding instead. The table below shows what that means for lots in the three apartment districts, for a lot with no land inside an arterial or collector street right-of-way. It is VanPlex arithmetic on the code's numbers.

Lot size RD 12 (12 per net acre) RD 14 (14 per net acre) RD 20 (20 per net acre)
10,000 sq ft 2.75, so 3 3.21, so 3 4.59, so 5
15,000 sq ft 4.13, so 4 4.82, so 5 6.89, so 7
20,000 sq ft 5.51, so 6 6.43, so 6 9.18, so 9

VanPlex arithmetic on Chino Zoning Ordinance Sections 20.103.030 and 20.103.090 and Table 20.201-4: density times lot area divided by 43,560 square feet.

In the single-family districts the same rule gives one home per 9,680 square feet in RD 4.5 and one per 5,445 square feet in RD 8. State law provides that ADUs "do not exceed the allowable density for the lot" (Government Code 66314(c)), and the ADU and SB 9 rules on the ADUs and SB 9 page set their own limits. Measure M, the 1988 voter initiative, counts density per "adjusted gross acre" and caps it at the 1988 levels, which is a different measure from the net acre of the 2026 tables. The Measure M page explains the measure.

Mixed Use and Other Districts With Homes

Homes are also possible outside the RD districts. Table 20.202-1 lists multiple-family dwellings as permitted in the Boulevard Mixed Use (BMU) and Mixed Use 20 (MU 20) districts and not allowed in the Regional Mixed Use (RMU) and Employment Mixed Use (EMU) districts. Section 20.202.020(D) says the MU 20 district "permits a maximum FAR for non-residential uses of 1.25 and a maximum permitted residential density of 20 dwelling units per adjusted acre for the entire site." FAR, or floor area ratio, is the floor area of the buildings divided by the area of the lot.

The BMU and RMU purposes add a condition: multifamily housing is allowed "where allowed by a Measure M vote or pre-existing zoning." Where homes are allowed that way, Section 20.202.040 sets "the maximum density is 20 units per net acre, calculated based on the total site area of the development plus the area of abutting local streets and alleys." Two overlay districts, the Affordable Housing Overlay (AHO) and the Mixed Use Overlay (MUO), add homes on certain commercial sites at 26 to 30 units per adjusted gross acre when affordable units are included. An overlay is a second layer of rules placed on top of the base district. The three or more homes page covers the overlays in detail.

Table 20.101-1 also lists a Planned Development (PD) district and a Specific Plan (SP) district. A specific plan is a separate set of rules the City adopts for one large area, and land in an SP district follows that plan before the base tables on this page. Section 20.202.030(B)(5) also allows housing on land owned by educational or religious institutions "by right with ministerial approval" where the project meets Government Code 65913.16.

Where the 2026 Code Disagrees With Itself

The new code is a long rewrite, and a few of its tables do not match its text. Each case below affects a residential project. Where the City's own documents disagree, ask the Planning Division which rule it applies, and get the answer in writing before buying land or drawing plans.

  • RD 8 in two use tables. Table 20.201-1 lists RD 8 with the single-family districts and marks "Multiple Family Dwellings" not allowed. Table 20.201-2 heads its first column "RD8; RD12" and marks the same use P.
  • RD 4.5 density. Table 20.101-1 gives RD 4.5 as "3 to 4.5 units per acre"; Section 20.201.020(C) says the district "allows between 2 and 4.5 dwelling units per net acre."
  • SB 9 units in RD 8. Table 20.201-1 marks "Secondary Primary Units" not allowed in RD 8, while Section 20.201.050(C)(1) places SB 9 second units and duplexes "in an RD1, RD2, RD4.5, or RD 8 zoning district."
  • Duplexes in RD 8. The 10,000 square foot rule of Section 20.201.030(B)(5) would block most SB 9 duplexes on RD 8 lots. State law, Government Code 65852.21(b)(2)(A), bars standards that "would have the effect of physically precluding the construction of up to two units", so for an SB 9 duplex the statute controls.

What Changed From the Older Code

Owners who read the Municode copy of Title 20, Supplement 38, will see different numbers. That copy puts the residential rules in Chapter 20.04. Its Table 20.04-3 counted density in "du/acre" with no minimum, and listed duplexes in RD 8 with an "A" for administrative approval. The 2026 code counts per net acre, adds minimum densities from RD 8 to RD 20, lists RD 8 duplexes as P, and moves RD 8 out of the multiple-family standards table. The older Section 20.04.050 limited SB 9 second units to RD 1, RD 2 and RD 4.5; the 2026 Section 20.201.050 adds RD 8. The older Section 20.04.030(D) made some housing element sites a "use by right" for projects with 20 percent lower-income units; a search of the August 2026 text finds no such section. State law on housing element sites still applies, so ask the City how it handles those sites now.

Ordinance 2026-009, adopted the same evening as the code update, changed the zoning map for a list of parcels to carry out the 2045 General Plan. The City's Zoning page says the Official Zoning Map "is on display at the Planning Division counter and can be viewed on our Maps page." Check the zone of a lot on the current map, since a parcel's zone may have changed in July 2026.

Best For

  • ✓ RD 12, RD 14 and RD 20 lots of 10,000 square feet or more, where apartments and townhomes are a permitted use.
  • ✓ RD 1, RD 2 and RD 4.5 house lots, where ADUs, a junior ADU and an SB 9 second unit are permitted uses.
  • ✓ MU 20 sites, where housing is permitted at up to 20 homes per adjusted acre with ground floor shops.

Usually Fails When

  • ✕ A plan for an RD 12 to RD 20 lot builds fewer homes than the new minimum density.
  • ✕ A regular duplex is planned on an RD 8 lot under 10,000 square feet.
  • ✕ A plan relies on the Municode copy of Title 20, which predates Ordinance 2026-008.

What To Verify Before Spending Money

  • → The zone of the lot on the zoning map as changed by Ordinance 2026-009.
  • → How the Planning Division reads RD 8 for apartments and SB 9 units, where the tables disagree.
  • → Whether Measure M or a past voter authorization affects the site.

Where to Go Next

Lots and Subdivisions
Lot sizes, SB 9 splits, small lots and starter homes.
Three or More Homes
Apartments, overlays and the density bonus.
Measure M and Overlays
The 1988 density cap and the voter authorizations.

Related on VanPlex: the Chino overview, the California SB 9 page and the California ADU law page.

Frequently Asked Questions

What residential zones does Chino, California have? +
Chino has seven residential zoning districts in its 2026 zoning code: RD 1 and RD 2 for large rural lots, RD 4.5 and RD 8 for single-family neighborhoods, and RD 12, RD 14 and RD 20 for townhomes and apartments. The number in each name is the most homes allowed per net acre, from one in RD 1 to 20 in RD 20, under Tables 20.201-3 and 20.201-4.
Can I build apartments on a single-family lot in Chino? +
No. Chino lists multiple-family dwellings as not allowed in RD 1, RD 2 and RD 4.5 in Table 20.201-1. Apartments are a permitted use in RD 12, RD 14 and RD 20, where a new lot must have at least 10,000 square feet. A single-family lot can still add homes through ADUs, a junior ADU, an SB 9 second primary unit or an SB 9 lot split.
Is a duplex allowed in Chino RD 8? +
Yes, with a lot size limit. Chino Table 20.201-1 lists duplex homes as permitted in RD 8, and Section 20.201.030(B)(5) says duplexes are permitted in RD 8 only on lots with a minimum lot area of 10,000 square feet. The RD 8 minimum lot size is 4,500 square feet, so most RD 8 lots are too small for a regular duplex.
What does density per net acre mean in Chino? +
Chino density per net acre counts homes on 43,560 square feet of land after leaving out land for expressways, arterial and collector streets and public open space, under the Chapter 20.701 definition. Section 20.103.090 multiplies the density by the net acreage of the lot, and Section 20.103.030 rounds fractions of 0.5 or more up to the next whole home.
How many homes fit on a 10,000 square foot RD 20 lot in Chino? +
Five homes, by VanPlex arithmetic. Chino RD 20 allows 20 homes per net acre, and 20 times 10,000 divided by 43,560 square feet is 4.59. Section 20.103.030 rounds a fraction of 0.5 or more up, so the base count is five. RD 20 also has a minimum of 14 homes per net acre, which on this lot is 3.21, so three.
Does Chino have a minimum density for new homes? +
Yes. Chino added minimum densities in the 2026 zoning code: 4.5 homes per net acre in RD 8, 8 in RD 12, 12 in RD 14 and 14 in RD 20, under Tables 20.201-3 and 20.201-4. RD 1, RD 2 and RD 4.5 have no minimum. A project that builds fewer homes than the minimum on an RD 12 to RD 20 lot does not meet the table.
Which Chino zoning code is current in 2026? +
The current Chino zoning code is Title 20 as revised by Ordinance 2026-008, which the City Council adopted on July 21, 2026 and which took effect 30 days later. The City posts it as a "Complete Zoning Ordinance" dated August 2026. Municode Supplement 38 still prints the older Title 20, with residential rules in Chapter 20.04 instead of Chapter 20.201.
Can I build homes in a Chino commercial or mixed use zone? +
Sometimes. Chino Table 20.202-1 lists multiple-family dwellings as permitted in the BMU and MU 20 mixed use districts and not allowed in RMU and EMU. MU 20 allows up to 20 homes per adjusted acre. The BMU and RMU purposes allow multifamily housing only "where allowed by a Measure M vote or pre-existing zoning", so check the site history first.
Does Measure M limit density in Chino residential zones? +
Yes. Measure M, a Chino general plan initiative passed by voters on November 8, 1988 and printed as Chapter 20.509, caps the density of residential land at the levels in effect on that date, except senior housing, and counts it per adjusted gross acre. The 2026 zoning tables count per net acre, so ask the City which limit governs a lot.
Where can I see the Chino zoning map? +
The Chino Zoning page says the City's Official Zoning Map is on display at the Planning Division counter at City Hall, 13220 Central Avenue, and can be viewed on the City's Maps page. Ordinance 2026-009, adopted with the code update on July 21, 2026, changed the zoning of a list of parcels to match the 2045 General Plan.

Official sources (checked October 2026)

City of Chino, Zoning Ordinance, August 2026 (PDF): Chapters 20.101, 20.103, 20.201, 20.202 and 20.509
https://www.cityofchino.org/DocumentCenter/View/8755/Zoning-Ordinance-2026-PDF
City of Chino, Zoning page
https://www.cityofchino.org/217/Zoning
City of Chino, Ordinance 2026-008 (Word file)
https://chino.legistar1.com/chino/attachments/da65cdf5-2603-49ee-a5b8-c512aa9c4bd8.docx
City of Chino, City Council agenda of July 21, 2026 (PDF)
https://chino.legistar1.com/chino/meetings/2026/7/1963_A_City_Council_26-07-21_REGULAR_MEETING.pdf
Chino Municipal Code, Title 20 before Ordinance 2026-008 (Municode, Supplement 38)
https://library.municode.com/ca/chino/codes/code_of_ordinances?nodeId=TIT20ZO
Government Code 65852.21 (SB 9 two-unit projects)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=65852.21
General information, not legal advice. California housing law changes every year, and each city adds its own rules on top of state law. Confirm current requirements with the city or county planning department, and with a California-licensed attorney or architect, before you buy land or file plans.

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