Upland City Council
October 24, 2022

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-72 covers six mobile home parks: Mountain View Estates, Oasis Mobile Estates, Upland Cascade, Upland Eldorado, Upland Meadows Mobile Estates, and Upland View Terrace. The City had been updating the Rent Review ordinance in response to community concerns, but the process is on hold while the courts decide the legality of rent stabilization laws.

Objective(s):
• Continue to enforce the Mobile Home Rent Ordinance to preserve mobile home affordability throughout the planning period consistent with State law.

Responsible Agency: City Housing Division
Funding Sources: General funds
Time Frame: Dependent on litigation; Ongoing
Program 15: Affordable Housing at Risk of Conversion to Market Rate The City periodically monitors its affordable housing projects to determine properties at risk of conversion. A total of 176 lower-income rental units are at risk of conversion by 2031. In 2022 and each year thereafter City staff will contact property owners to discuss options for extending affordability covenants for units at risk of conversion and will also notify qualified entities if a project is proposed for conversion. Notification will incorporate State preservation notice law (Government Code section 65863,10, 65863.11, and 65863.13) to inform the property owners of their responsibilities to tenants beginning three years before the property’s potential conversion to market-rate.

Objective(s):
• Monitor publicly assisted low-income rental units at risk of conversion; support efforts to preserve the units through grants, tax credits, bonds, and transfer of ownership to entities willing to keep the units affordable.
• Inform tenants and property owners of their rights and responsibilities to provide adequate notice and other procedures if an affordable project is proposed for conversion to market rate housing.

Responsible Agency: City Housing Division
Funding Source(s): General Fund, Housing Rent Revenue Fund Time Frame: Annual review and outreach
Program 16: Homeless Services and Facilities
The City of Upland seeks to proactively address the needs of the homeless population by encouraging production of emergency shelters, transitional housing, supportive housing, and single-room-occupancy units.

Transitional housing and supportive housing must be permitted as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone (Gov. Code, § 65583(a)(5)). In 2018 AB 2162 amended State law to require that supportive housing also be a use by-right in zones where multi-family and mixed uses are permitted, including non- residential zones permitting multi-family uses, if the proposed housing development meets specified criteria.

Regulations and management standards for emergency shelters must be objective and encourage and facilitate the development of, or conversion to, emergency shelters, and are subject to the same development and management standards applicable to residential or commercial development within the same zone except for those standards prescribed by Government Code section 65583 (a)(4)(A). AB 139 (2019) modified the allowable parking standards for emergency shelters. AB 101 (2019) added the requirement that low barrier navigation centers meeting specified standards be allowed by-right in areas zoned for mixed use and in non-residential zones

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-73 permitting multi-family uses pursuant to Government Code §65660 et seq. The City will review current development standards for these facilities and process a Code amendment to ensure that regulations regarding emergency shelters, transitional housing, supportive housing and low barrier navigation centers are consistent with State law.

Objective(s):
• Amend City regulations regarding emergency shelters, transitional housing, supportive housing and low barrier navigation centers consistent with State law.

Responsible Agency: Development Services Department,
Funding Sources: General Fund, Housing Rent Revenue Fund Time Frame: Code amendment by October December 2022
Program 17: Administrative Capacity
The dissolution of redevelopment agencies and loss of funding has required many cities to look for ways to activate the nonprofit sector and seek to collaborate and leverage resources to address community needs. The City has many active nonprofit organizations to address local needs. As the City continues to realign resources, augmenting its administrative capacity is a key concern. The City will leverage available resources through annual outreach and coordination with local non-profit organizations to maximize the benefits to lower-income households and persons with special needs.

Objective(s):

Utilize faith-based organizations, other non-profits, San Bernardino County Housing Authority, County, and other stakeholders and create a network of community and mainstream resources. The City will develop and implement a Homeless Services Plan that addresses:
• Community Outreach, Engagement, and Education Initiatives • Treatment and Permanent Supportive Housing Initiatives • Housing First/Rapid Re-housing Initiatives
• Chronic Homelessness
• Enforcement
Responsible Agency: Police Department
Funding Sources: General Fund, PLHA, CDBG and Housing Fund Time Frame: Ongoing Annual outreach and coordination with local non-profit organizations Program 18: Housing for People with Disabilities or other Special Needs The City of Upland encourages the provision of housing to serve the needs of persons with disabilities or other special needs, including residential care facilities, senior housing, transitional housing and supportive housing, and employee housing. The City will monitor changes to State law annually and process amendments to the Municipal Code annually as necessary to ensure that City regulations are consistent with State requirements.

The City of Upland also has many organizations that serve persons with disabilities, including those with developmental disabilities. This includes OPARC Center, Easter Seals Development Center, Salem Christian Homes, and other organizations.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-74 Objective(s):
• Monitor changes in State law annually and process amendments annually to the Municipal Code as necessary to ensure that City regulations are consistent with State requirements. Support agencies in seeking funding, as available, for the provision of housing and services for people with disabilities, including developmental disabilities. Reach out to potential developers or service agencies as part of the annual Action Plan solicitation for CDBG.
• Create reasonable accommodation process and procedure by December 2022 as part of the Zoning Code update to allow flexibility in land use, building, and development standards to accommodate people with disabilities.
• Amend use standards and parking regulations for small residential care facilities by December 2022 to be the same as for other residential uses of the same type in the same zone consistent with State law. • Review and amend regulations and parking standards for large (7+) residential care facilities by December 2022 to ensure that they do not pose an unreasonable constraint to such facilities consistent with State law. replace or modify the CUP requirement to provide greater objectivity and development certainty for residential care facilities serving 7 or more persons in all residential zones. • Amend regulations for employee housing consistent with the Employee Housing Act by December in 2022.
• Amend the Zoning Code by December 2022 to either remove the definition of family or to revise the definition removing detailed descriptions that may not be needed for zoning purposesReview the current definition of “family” and process a Code amendment as necessary to ensure conformance with fair housing law.
• Assist in the development of housing for persons with special needs, including 792 extremely-low- income households, throughout the planning period through priority processing, granting fee waivers or deferrals, modified development standards, concessions and incentives for housing developments that include units affordable to extremely-low-income households; assisting and supporting funding applications; and annual outreach and coordination with affordable housing developers.

Responsible Agency: City Housing Division; Development Services Department Funding Sources: General fund
Time Frame: Code amendments in by December 2022; Annual monitoring, outreach and coordination
Program 19: Affirmatively Furthering Fair Housing
Upland implements programs to promote fair housing opportunities for all persons, regardless of protected status. As an entitlement jurisdiction, Upland prepares an Analysis of Impediments to Fair Housing Choice (AI) to periodically identify constraints or obstacles to fair housing opportunity. The City also contracts with the Inland Fair Housing and Mediation Board (IHFMB) to provide fair housing services that affirmatively further fair housing. Services include landlord and tenant education, community outreach and advocacy, and enforcement of fair housing laws. IFHMB also implements the policies and recommendations, where applicable, articulated in Upland’s AI.

Objective(s):
• Promote fair housing practices through contract with IFHMB. Comply with all State and federal fair housing requirements when implementing housing programs or delivering housing-related services. • Continue to prepare the Analysis of Impediments to Fair Housing Choice as required under federal law; implement the recommendations to improve fair housing as contained therein.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-75 • Disseminate fair housing outreach materials at the library, website, and counter so that residents and landlords are aware of their rights, responsibilities, and opportunities for resolving fair housing concerns.
• Monitor residential and commercial developments that may impact ridership potential for expanded fixed route service north of the 210 Freeway and if any new developments in this area have the potential to generate ridership, the City will share this information with Omnitrans for consideration in future transit planning.
• The Upland Development Services Department and IFHMB will continue providing educational opportunities for property owners, property managers, and residents in Upland concerning the law as it pertains to reasonable accommodations and reasonable modifications. The City will contract with IFHMB to provide two workshops per year in the City, with one workshop per year serving as a general introduction to fair housing laws and possible discrimination, and one workshop each year being specifically focused on housing issues faced by persons with disabilities and the reasonable accommodation and modification processes. The City will also contract with IFHMB at least once during the planning period to fund matched pair testing in Upland to address issues of possible discrimination based on disability as well as race, familial status, national origin, disability and other protected categories.
• To foster development of a balanced community that provides access to a diverse array of housing opportunities for all Upland residents including members of protected classes, the City will seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi- family affordable rental housing developments as part of infill projects or as part of Spec ific Plans where mixed use and flexible residential uses are currently allowable. (see also Program 5) • Encourage continuing stakeholder involvement in local housing issues through ongoing, proactive outreach to engage members of all socio-economic groups and recruit members of underrepresented groups to participate in City meetings.

Responsible Agency: City and Inland Fair Housing and Mediation Board Funding Sources: CDBG Funds
Time Frame: Ongoing and Annual Basis

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-76 Quantified Objectives
Subject to availability of funding, Table H-19 summarizes the City’s quantified objectives for the 2021-2029 planning period.

Table H-18Table H-2 Housing Element Quantified Objectives Housing Program Area
Households Assisted by Income Level
Ext. Low Very Low Low Moderate Above Mod
New Construction1 792 792 959 1,013 2,130
Housing Rehabilitation2 50 100 89 - N/A
Housing Preservation3 - - 176 - N/A176
Rental Assistance4 416 165 29 N/A N/A
Homebuyer Assistance5 - - 10 - N/A
Mobile Home Rent Stabilization6 806 N/A
Code Enforcement Case Resolution7 20,000 N/A
Source: City of Upland, 2021.

Note: Quantified objectives dependent on continued funding. 1 Housing construction goals refer to the provision of sites to address the 2021–2029 RHNA allocation. 2 Housing rehabilitation goals include the Housing Improvement, Emergency Repairs for Homeowners, and Rental Acquisition and Rehabilitation programs.
3 Housing preservation goals refer to the preservation of publicly subsidized units at risk of conversion to market rate. 4 Rental assistance goals refers to the annual number of housing choice vouchers issued by the Upland Housing Authority. 5 Homeownership goals refer to the City’s homeownership assistance program. 6 Mobile home rent stabilization goals refer to all units under the program, regardless of income level. 7 Code enforcement refers to units inspected citywide and in focus areas.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-77 Appendix A Evaluation of the Prior
Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the previous Housing Element; the appropriateness of goals, objectives, and policies; and the progress in implementing programs for the previous planning period.

Table A1 summarizes the City’s accomplishments in implementing the programs for the previous planning period. In addition, a cumulative evaluation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female headed households, farmworkers and persons experiencing homelessness) is described below.

The City of Upland implemented various programs as part of its previous cycle of the Housing Element in an effort to maintain its existing housing stock, conserve and improve existing affordable housing, increase housing production, provide assistance to households in need, create equal opportunity to housing, and comply with State law and code amendments.

A number of the City’s programs addressed the housing needs of special needs populations during the previous cycle. Special needs populations include seniors, large families, single-parent households, people who are homeless, and people with disabilities. The City addressed the housing needs of special populations through the following programs:
• The Emergency Repair Program (ERP) - provides a grant for emergency repairs to single-family homes, condominiums, and mobile homes of very-low-income families. The grant is available to income eligible homeowners who live within Upland’s city limits. Funding for this program is provided by Community Development Block Grant (CDBG) and/or local City funds and grants up to $ 15,000 are available for emergency repairs and/or code violations corrections on a first come, first served basis subject to type of emergency and annual appropriation caps.
• First Time Home Buyer Program – The Housing Division of the Development Services Department provides low-interest loans for First Time Home Buyers (FTHB) through HOME and Cal HOME funds.

When funds are available, this program helps individuals and families to purchase a home if they are unable to qualify and/or raise the necessary down payment without financial assistance. This program is designed to help persons who would not otherwise achieve the American Dream of owning their own home. Loan are structured as a second mortgage at 3% simple interest- with all payments deferred until the first occurrence of sale, refinancing, or full payment of the first mortgage.
• The Home Improvement Program is funded by HOME and CalHOME funds and provides 30-year deferred, zero or 3% interest loan up to $90,000 for qualifying repairs. This program targets lower-income homeowners who cannot secure conventional funding for repairs. • Affordable Housing – There are currently 10 affordable rental housing complexes in the City that offer a total of 732 affordable units at the following sites: Coy D. Estes Senior Housing, Los Olivos Housing Authority of the County of San Bernardino, The Village Apartments, Sunset Ridge Apartments, Magnolia

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-78 Colony Apartments, Northwoods Apartments, Arbor Park Apartments, Alpine Woods, Mountain Springs Apartments and Ninth Street Terrace Apartments.
• Families and Individuals in Need of Emergency Shelter / Homelessness – The City of Upland is actively engaged in supporting residents experiencing homelessness by providing direct Outreach Services through the U-HOPE program implemented by the Upland Police Department. Homelessness occurs for a variety of reasons and requires different resources and services for each homeless individual, serving the needs of this population is complex. The City aims to provide a system that coordinates and focuses resources to those most in need and least able to advocate for themselves. People experiencing homelessness in Upland can be connected to Emergency Shelters, Substance Abuse Programs, and the County Coordinated Entry System (2-1-1). Available services include clothing, food, childcare, health care, government resources, transportation, local libraries and afterschool programs, donation information and volunteer information. Service locations include the following:

Abundant Living Family Church
Hours: Tuesday & Thursday, 4 p.m.-7 p.m. Saturday 10 a.m.-1 p.m. 9269 Uticia Ave. #125 Rancho Cucamonga, CA 91730
(909) 987-7110

Citylink—Food Bank Only
Hours: Tuesday and Thursdays 2: p.m. - 6 p.m.
16779 Spring St. Fontana, CA
(909) 803-1059

Foothill Family Shelter
Hours: Tuesday-Friday, 9:00a.m.-5 p.m.
1501 W. 9th Street, Ste D Upland, CA 91786
(909) 920-0453

St. Joseph’s Church—Food Bank His Hands Ministry (Upland only) Hours: Monday-Thursday, 9 a.m.-11 a.m. Saturday 7:00 a.m. - 2 p.m. 937 N. Campus Ave. Upland, CA 91786
(909) 981-8110

Salvation Army
Hours: Monday-Friday, 9 a.m.-10:30 a.m.
412 S. Euclid Ave., #408 Ontario, CA 91762
Food Bank (909) 986-6748 Shelter (909) 888-4880

GAP—Food Bank
Thursdays only 4 p.m. - 6 p.m
8768 Helms Ave Rancho Cucamonga, CA 91730
(909) 945-1020

Para Los Niños
Family Services Hours: Tuesday-Friday, 9 a.m.-1 p.m.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-79 1205 N. Baker Ave
Ontario, CA 91764
(213) 413-1466

Inland Valley Hope Partners
Hours: Monday-Thursday, 8:00 a.m.-6 p.m.
1753 Park Avenue.

Ontario, CA 91762
(909) 622-3806

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-80 Table A1. Program Accomplishments, 2013–2021 Housing Element Name of Program Objective Timeframe in H.E Status of Program Implementation Code Enforcement Ensure compliance with municipal codes and maintain value and safety of property and
structures.

Ongoing The City has continued to provide code enforcement services. This program is successful and should be continued.

Home Improvement Provide Home Improvement loans to qualified low and moderate income homeowners earning
less than the 80% Area median Income.

Ongoing Due to the decrease of the State after rehabilitation value limits to $285,000 and the long-awaited approval to increase said value limits, staff has struggled to provide assistance to any potential qualified applicants. This program should be continued.

Emergency Repair
Program
Provide grants to qualified homeowners to
address emergency repairs.

Ongoing This program continued to provide grants to qualified homeowners to address emergency repairs. During 2014-2020 92 households were assisted through the Emergency Repair Program. This program helps to avoid deterioration and should be continued.

Rental Acquisition and
Rehabilitation
Continue to provide grants to address properties
with substantial rehabilitation or maintenance
needs.

Ongoing No units were assisted during 2014-2020 due to dissolution of the Redevelopment Agency. This program helps to avoid deterioration and should be continued if funding is available.

Historic Preservation Continue to support the preservation of historic properties through a variety of planning,
zoning, rehabilitation, and other incentives.

Discontinued The Historic Home Rehabilitation Program has been defunded, however, if there is an opportunity to preserve a Historic Home for affordability purposes, the city will assist in that activity.

Five Star Rental
Recognition
The objective is to continue this program and
disseminate information to landlords to
encourage their participation in the Five Star
Rental Recognition Program.

Discontinued This program was discontinued in 2016.

Specific Plans Continue to implement remaining specific plans to facilitate the development of high quality infill
residential development in Upland.

Ongoing The City continued to implement the remaining specific plans in order to facilitate the development of high quality infill residential development in Upland. This program is an important strategy for effective land use planning and should be continued.

Historic Downtown
Specific Plan
Continue to implement the Historic Downtown
Specific Plan to facilitate the development of
high quality infill residential development in
Upland.

Ongoing The City continued to implement the Downtown specific plan. This program is an important strategy for effective land use planning and should be continued.

Secondary Units The City will continue to support the
production of second units and guest
quarters that meet the requirements in the
municipal code.

Ongoing The City continued to support the production of accessory units and in 2021 the ADU Ordinance was updated consistent with State law. This program is an important component of the City’s overall housing strategy and should be continued.

Green Valley Initiative Participate in the Green Valley Initiative's regional meetings and outreach efforts to
promote a healthy economic and
environmental future. Continue
implementation of the City's other green
Ongoing The City continued to participate in this collaborative effort. As of 2021 the City participates in 4 open PACE programs. This program supports energy conservation and should be continued.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-81 Name of Program Objective Timeframe in H.E Status of Program Implementation initiatives, including waste management,
water conservation and use, and CalGreen
programs.

Water Priority System Encourage water and sewer providers to have a water and sewer priority system in place in
compliance with state housing law.

Ongoing The City actively participated in the establishment of a water and sewer priority system. This program supports infrastructure for new housing and should be continued.

Neighborhood
Improvements
Continue monitoring, planning, and
programming for public improvements that
serve the community.

Ongoing The City continued to make such infrastructure and service improvements to further the vision of the City Council. This program supports infrastructure for new housing and should be continued.

Homeownership
Assistance Continue to provide up to 2 FTHB loans
annually to qualified low income homeowners
and advertise program availability. Annually
evaluate the City's funding capacity and as
needed pursue additional HOME / CAL HOME
funds.

Ongoing During 2014-2020 there were 2 FTHB loans granted. This program supports home ownership for low-income households and should be continued.

Rental Housing
Assistance
Continue to participate in the federal housing
choice voucher program and family self-
sufficiency program allocating.

Ongoing According to the Housing Authority of the County of San Bernardino, the Upland Housing Authority served vouchers to 619 families. This program supports rental housing affordability and should be continued.

Housing Incentives Continue to permit and encourage density bonuses, lot consolidations, and other means to
build market rate and affordable housing.

Amend the Zoning Code to allow half covered/
uncovered spaces for studio and 1-bedroom
units in projects outside the downtown and
mixed use corridors provided the project
qualifies for a density bonus or is deed
restricted as affordable. Advertise the
availability of incentives at the planning public
counter and through the development review
process.

Ongoing The Development Code Update was adopted on September 28, 2015. The update provided modifications to the Development Code that were recommended in the Housing Element. These included providing for residential care facilities (7 or fewer) by right in all residential zones. New provisions were also provided for Supportive and Transitional Housing, Emergency Shelters, Child Care/Day Care, SROs, and efficiency units. This program supports production of new housing, including affordable units, and should be continued.

Mobile Home Rent
Stabilization
Continue to enforce the Mobile Home Rent
Ordinance; complete review and revisions to
the Rent Ordinance after the courts complete
proceedings on the legality of rent stabilization
Ongoing The City has placed the proposed revisions to the existing ordinance on hold until the court proceedings have been completed.

Housing at Risk of
Conversion Monitor publicly assisted multiple units at risk of conversion; support efforts to preserve the
units through grants, tax credits, bonds, and
transfer of ownership to entities willing to keep
Ongoing The City continued to monitor affordable housing projects to determine properties at risk for conversion. This program is an important strategy for preserving existing affordable housing and should be continued.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-82 Name of Program Objective Timeframe in H.E Status of Program Implementation the units affordable. Inform tenants and
property owners of their rights and
responsibilities to provide adequate notice and
other procedures if an affordable project is
proposed for conversion to market rate
housing.

Low Income Housing
Assistance Offer expedited permit processing, contact
developers annually about potential sites, and
support applications of developers to build
affordable housing that targets extremely low
income households in Upland. Assist in the
development of housing for lower- income
households by outreaching to affordable
housing developers, exploring available funding
options, and supporting grant applications for
housing.

Ongoing This program is duplicative and should be combined with other programs that have similar purposes.

Homeless Services Define shelters, transitional housing, and permanent supportive housing consistent with
state law, permit shelters with a ministerial
permit in the Industrial zone; and establish
objective standards as allowed by state law. In
all zones allowing residential uses, permit
transitional and supportive housing as a
residential use and only subject to those
restrictions that apply to other residential uses
of the same type in the same zone.

Ongoing The City continued to provide funding support to agencies that serve the homeless and at- risk homeless through the CDBG Program process and the City's Housing Fund. In 2013, a Homeless Shelter Stakeholders Group was formed to assist the implementation of this goal. The Development Code Update was adopted in the summer of 2015. In December 2019, the City hired a Homeless Coordinator to conduct and assist with homeless prevention activities. During CY2020, the City applied for and received a new affordable housing grant from the State that will provide funding to the Homeless Prevention Program for the next 3 years. Also, during CY2020, the City applied and received CARES CV1 and CV3 to provide additional funds to assist homeless prevention activity. This program is an important strategy for addressing the special needs of the homeless and should be continued.

Administrative Capacity Utilize the Service Council to coordinate the City, faith-based organizations, other non-
profits, Upland Housing Authority, County, and
other stakeholders and create a network of
community and mainstream resources. The
Service Council will develop and implement a
Homeless Services Plan that addresses:
-Community Outreach, Engagement, and
Education Initiatives
-Treatment and Permanent Supportive Housing
Initiatives
-Housing First/Rapid Re-housing initiatives
Ongoing The City has continued to work with the various organizations in San Bernardino County to create a Homeless Service Plan. The stakeholders team is comprised of individuals and organizations that have a desire to help the community and seek a positive change in the city, specifically, as it relates to those affected by homelessness. The team meets monthly in order to maintain an active effort to address the homeless issues. In December 2019, the City hired a Homeless Coordinator to assist with all homeless activities. During CY2020, the City applied for the Permanent Local Housing Allocation to assist the Homeless Coordinator with additional funds for the City's Homeless Prevention Program. Also, during CY2020, the City applied and received CARES CV1 and CV3 to provide additional funds to assist homeless prevention activity. This program is an important strategy for leveraging housing resources and should be continued.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-83 Name of Program Objective Timeframe in H.E Status of Program Implementation - Chronic Homelessness
-Enforcement
Housing for People with
Disabilities
Amend the Zoning Code to define and allow
residential care facilities serving six or fewer
residents as a by-right use in all residential
zones; remove or amend the definition of a
family in the Zoning Code. Permit larger
facilities with a CUP in two additional mixed-
use zones.

Support agencies in seeking funding, as
available, for the provision of housing and
services for people with disabilities, including
developmental disabilities. Reach out to
potential developers or service agencies as
part of the annual Action Plan solicitation for
CDBG.

Create reasonable accommodation process
and procedure as part of the Zoning Code
Update to a low flexibility in land use, building,
and development standards to accommodate
people with disabilities.
2015 The Development Code Update was adopted on September 28, 2015. The update provided modifications to the Development Code that were recommended in the Housing Element. These included providing for residential care facilities by right in all residential zones (for those serving 6 or fewer residents), Supportive and Transitional Housing, Second Dwelling Units, Emergency Housing and Single Room Occupancy (SRO) in Mixed Use Zones and Efficiency Units. This program is an important strategy for addressing the special housing of persons with disabilities and should be continued.

Fair Housing Promote fair housing practices through contract with IFHMB. Comply with all state and federal
fair housing requirements when implementing
housing programs or delivering housing- related
services. Continue to prepare the Analysis of
Impediments to Fair Housing Choice as required
under federal law; implement the
recommendations to improve fair housing as
contained therein. Disseminate fair housing
outreach materials at the library, website, and
counter so that residents and landlords are
aware of their rights, responsibilities, and
opportunities for resolving fair housing concerns.

Ongoing The City continues to promote fair housing practices and provide educational information to the public. This program is an important strategy for affirmatively furthering fair housing and should be continued.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-84 Appendix B Sites Inventory
This appendix contains a parcel-specific inventory of potential sites that are suitable for housing development during the 2021-2029 planning period. Table B2 lists approved projects expected to be built during the planning period while Table B3 lists vacant sites zoned for residential development. Table B4 includes non-vacant “underutilized” sites with potential for additional residential development. Tables B5 and B6 list candidate sites to be considered for “upzoning” (increasing the allowable residential density from the current maximum to 30 units/acre) or “rezoning” (changing the allowable use from non-residential to multi-family residential/30 units/acre) to accommodate the current shortfall of potential housing capacity compared to the City’s RHNA allocation. The locations of sites are shown in Figures B1 through B4.

Table B1. Sites Inventory Summary
Lower Moderate Above
Moderate Total
Table B.32 Approved Projects 2 352 567 921
Table B.53 Vacant Sites 394 77 10 482
Table B.64 Underutilized Sites 711 863 5 1,579
Table B.75 Candidate Sites (upzoning) 4 615 841 627661
Table B.86 Candidate Sites (rezoning) - 285 26 311
ADUs 145 87 20 252
Total Potential Capacity 1,256 2,279 63669 4,171206
RHNA (2021-2029) 2,543 1,013 2,130 5,686
Adequate Sites? (shortfall)
(1,287) 1,266 (1,49461)
(1,515
1,480)
Candidate Sites (upzoning net increase) 8289 - - 828
Candidate Sites (rezoning net increase) 1,3167 - - 1,316 Candidate Sites (total net increase) 2,1446 - - 2,144

To facilitate new housing production and address the community’s housing needs, cities must ensure that sufficient land with appropriate zoning is available to accommodate the amount of additional housing need as determined through the Regional Housing Needs Assessment (RHNA). The City’s land use plans and development regulations are discussed in Section 3 – Constraints. This section describes how the RHNA allocation for the 2021-2029 planning period will be accommodated, as summarized in Table B1. Provided below is a parcel-specific analysis of potential housing sites.

Approved Projects
New housing units approved and expected to be completed during the RHNA period are credited toward the City’s new housing need based on the estimated income category of these units as shown in Table B3. Rental units were assigned to the moderate-income category while for-sale units were assigned to the above-moderate category unless affordability requirements have been established.

Potential Development on Vacant Sites
Upland is a mature community with only a small amount of vacant land suitable for housing development.

Potential sites for housing development include sites zoned exclusively for residential use as well as sites where

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-85 zoning allows either residential or non-residential development. The realistic potential for housing on residentially-zoned sites has been estimated based on densities of recently approved multi-family and condo projects (Table B5). Project densities on sites allowing only residential use have ranged from 61% to 108% of the allowable maximum.

Potential Development on Sites Zones for Non-Residential or Mixed Use. In recent years several projects have been developed with a residential component despite non-residential also being allowed in the zoning district. One example is a 78-unit live-work project located at the corner of Central Avenue and 11th Street.

Each unit is 3 stories with the upper two stories used as living space while the first story includes parking and a work area. At the time it was approved, this project was located in the Highway Commercial zone; however, the property has since been rezoned to Commercial Industrial Mixed Use (C/I-MU) consistent with the new General Plan. This zoning district is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents and maximize the potential for job generation. This zone is situated at an important gateway to the City at the west end of Foothill Boulevard and along portions of Central and Benson avenues. Development in this zone is intended to include pedestrian- friendly sidewalks and landscaping to facilitate the transformation of this area into an attractive , welcoming gateway into Upland. This zone supports residential uses in the form of live/work developments. The maximum permitted non-residential FAR is 1.0, which facilitates residential development.

Another example of a successful residential project within the Commercial Residential Mixed-Use Zone (C/R- MU) is GFR Homes, a 37-unit townhome style condominium development. The C/R-MU Zone is intended to support the development of compact, walkable, and pedestrian-oriented districts with a combination of retail, local-serving commercial and medium-density multi-family developments. The preference for land uses consists of integrated, vertical mixed uses that facilitate an active street front by bringing buildings and building entrances to the street edge and providing pedestrian-friendly sidewalks, trees, landscaping and public plazas.

The maximum permitted non-residential FAR is 1.0 with a maximum permitted residential density of 20 dwelling units per net acre, exclusive of City and state density bonuses. This zone provides opportunities for a mix of medium- to large-scale integrated mixed-use developments while ensuring a sensitive scaled transition to adjacent buildings and uses.

A recent 6-unit apartment development on San Antonio Avenue is located within the Business Residential Mixed-Use Zone (B/R-MU). This zoning district is intended for areas in which business and/or light industrial uses are compatible with residential or live/work units. The B/R-MU Zone provides an environment where residents can enjoy the convenience of living and working in close proximity. The intended development pattern consists of horizontal mixed uses that provide adequate buffering and transitions between residential and non-residential land uses. This zone supports residential units adjacent to non-residential uses such as: light manufacturing, assembly and offices. The maximum permitted non-residential FAR is 0.5 with a maximum permitted residential density of 20 dwelling units per acre. This zone provides opportunities for preservation of small- to medium-scale development and an authentic mix of building typologies and uses. The site was developed with 6 units (15 units/acre) with the retention of an existing single-family home.

In 2018 the Planning Commission approved a 203-unit apartment complex on a 4.5-acre site (46.9 dwelling units per acre) within the Colonies Specific Plan, Planning Area 4, which is a Mixed-Use Zone. The purpose of the mixed-use designation is to encourage development of higher-density housing with neighborhood commercial and restaurant uses.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-86 Table B2 summarizes densities of recent residential developments in zones allowing commercial or mixed-use.

For housing developments on sites where non-residential and mixed uses are allowed, densities of approved projects have ranged from 67% to 93% of the allowable maximum.

Table B2. Residential Developments in Mixed Use and Non-Residential Zones Project Project Type Zoning District
Non-
residential
uses allowed?
Allowable
Density
(du/ac)
Project Density
(% of max)
# of
units
6 Unit Apartments
(San Antonio)
Apartments B/R-MU Yes 20 15
(75%)
6 Alta Apartments Apartments PA-4 of Colonies SP Yes 62 46.9 (76%)
203
11th & Central Mixed Use Live-Work C/I-MU Yes 20 17.5
(88%)
78 Mt. Fuji (GFR) Condominiums C/R-MU Yes 20 14.4
(72%)
37 Source: City of Upland, 9/2022
Other approved projects and property owner inquiries indicate strong interest high-density multi-family residential development in Upland. Examples include the following:
• This 4-story condominium development was approved at a density of 45 units/acre in The Colonies Planning Area 4. The zoning for this site is Specific Plan/Mixed Use, which allowed mixed-use or commercial development.

• Immediately adjacent to the 4-story condominium development in The Colonies Planning Area 4 is this approved 7-story apartment project at a density of 47 units/acre. The zoning for this site is Specific Plan/Mixed Use, which allowed mixed-use or commercial development.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-87

• A 4-story 111-unit apartment project was approved at a density of 48 units/acre in the Historic Downtown Upland Specific Plan near the Metrolink Station. The site was created through the consolidation of 9 separate parcels totaling 2.3 acres. The project density is 88% of the maximum 55 units/acre allowed in this district. Zoning allowed commercial use on this site. • Preliminary discussions regarding affordable and permanent supportive housing developments at a density of approximately 70 units/acre in the Historic Downtown Upland Specific Plan. • Preliminary discussions regarding a 4-story 141-unit apartment project at a density of 55 units/acre (100% of maximum) in the Historic Downtown Upland Specific Plan. The property is currently occupied with older commercial buildings.
• Preliminary discussions regarding a 199-unit expansion of a senior apartment project at a density of 32 units/acre.

Based on these development trends, the realistic capacity of sites zoned for residential use only (i.e., where non- residential or mixed uses are not allowed) was conservatively estimated as 80% of the allowable density, while the capacity of sites permitting non-residential use was estimated at only 50% of the allowable density.

A parcel-specific list of vacant sites with potential for housing development is provided in Table B5. Potential new housing units on vacant sites are assigned to income categories based on allowable density and parcel size.

Sites allowing a density of less than 15 units/acre are assigned to the above-moderate income category, while sites allowing a density of 15 to 29 units/acre are assigned to either the moderate or above-moderate income category. Sites that are at least ½ acre in size and where a density of 30+ units/acre is allowed may be assigned to any income category based on the “default density” specified in State law. Small sites less than ½ acre are assigned to either the moderate or above-moderate category.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-88 Potential Development on Underutilized Sites
As with most of the older cities of Southern California where little vacant land remains, a significant portion of new residential development in Upland is expected to occur on underutilized non-vacant properties where additional housing units can be built or the existing uses can be replaced with higher-value development. In 2015, the City updated its General Plan and Municipal Code to incorporate mixed-use zones that allow additional opportunity for residential development in commercial areas. The purposes of the Mixed-Use zones are to:

1. Foster developments that provide a mix of related land uses close to one another, either within a single building, on the same parcel, or on adjacent parcels, in order to reduce reliance on the automobile, create pedestrian-oriented environments, and support social interaction by allowing residents to work or shop within walking distance to where they live;

2. Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;

3. Establish design standards that improve the visual quality of development and create unified, distinctive, and attractive mixed-use corridors and centers;

4. Provide appropriate buffers and transition standards between commercial, industrial and residential uses to preserve non-residential and mixed-use feasibility and residential quality; and

5. Provide incentives for mixed-use (horizontal and vertical) development along main corridors and nodes to promote varied uses within a pedestrian-oriented environment.

To estimate the realistic capacity of development on non-vacant sites the City evaluated recent development trends including project applications and interest from local developers (Table B4). Although the zoning on several of these sites also allows non-residential uses, all of these projects are 100% residential at densities ranging up to 55 units/acre.

Pursuant to Government Code Sec. 65583.2(g)(2) when a city is relying on non-vacant sites to accommodate 50% or more of its lower-income housing need, the methodology used to determine additional development potential shall demonstrate that the existing use does not constitute an impediment to additional residential development during the period covered by the housing element. An existing use shall be presumed to impede additional residential development, absent findings based on substantial evidence that the use is likely to be discontinued during the planning period.

These examples show that existing uses on nonvacant properties do not constitute an impediment to redevelopment. The City is not aware of any leases on underutilized sites that would prevent housing development during the planning period.

Underutilized sites designated for residential or mixed-use development are listed in Table B6. The City’s assumptions regarding the income categories and realistic capacity for underutilized sites are the same as for vacant sites described above. Most of these underutilized properties are in the Downtown or the Focus Areas identified in the General Plan Land Use Element and discussed previously in Section 3 - Constraints. As land and housing values have increased and the supply of buildable vacant land has been nearly exhausted, redevelopment of these areas has become financially feasible.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-89 Sites Smaller than 0.5 acre or larger than 10 acres. Pursuant to Government Code 65583.2(c) sites smaller than 0.5 acre are assigned to the moderate- or above-moderate categories. No sites larger than 10 acres are included in the inventory of lower-income sites.

Accessory Dwelling Units
Under State law, two accessory dwelling units (ADUs) – one ADU and one “junior ADU” – may be permitted on most single-family residential lots. ADUs represent a significant source of new affordable housing that can be created within the fabric of existing residential neighborhoods.

In December 2020, SCAG published a study of ADU affordability in Southern California5 and concluded that a significant portion of ADUs built recently have been affordable to low- and moderate-income households.

SCAG determined that the following affordability assumptions are appropriate for San Bernardino County:

Very Low Low Moderate Above Moderate
23% 35% 35% 8%
Source: SCAG 2020

ADU permits have steadily increased during the 2018-2021 period in Upland as follows:
• 2018: none
• 2019: 14 units
• 2020: 41 units
• 2021: 71 units
This 4-year trend shows that interest in ADU construction has increased significantly as homeowners have become familiar with the new regulations and the options provided for ADUs. Based on this trend and SCAG’s analysis, it is assumed that an average of 31.5 ADUs per year (total of 252 during the 8-year planning period) will be produced in the income categories shown in Table B1 above.

Candidate Sites for Upzoning or Rezoning
As seen in Table B1, the current capacity for additional housing based on current zoning is insufficient to accommodate the RHNA allocation in all income categories. As required by Government Code Sec. 65583(c)(1) candidate sites have been identified for either “upzoning” (i.e., increasing the allowable density of residential uses) or “rezoning” (i.e., changing the zoning designation from a non-residential designation to a residential or mixed-use designation). Table B7 and Table B8 show candidate sites to be considered for upzoning or rezoning as described in Program 6 in Chapter 5 - Housing Plan. The selection of candidate sites is based on the following factors:
• Residential development interest expressed by property owners or developers • Site conditions indicating a property is suitable for development or redevelopment during the planning period, such as vacant buildings, for sale/for lease signs, low improvements-to-land (I/L) value ratio, buildings more than 30 years old, signs of deferred maintenance or deterioration, or low site utilization (i.e., current building floor area compared to market potential)

5 https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-90 • Proximity to public transportation, employment and educational opportunities, and urban services such as shopping, medical facilities and parks
• No incompatible uses or adverse development conditions such as high noise levels, heavy truck traffic, sensitive biological habitat, flood hazards or wildland fire hazards The additional potential capacity of these sites is estimated at 80% of allowable density for sites proposed for residential zoning and 50% of allowable density for sites proposed for mixed-use zoning.

Environmental Hazards and Availability of Infrastructure As part of the sites analysis process the City reviewed environmental hazards and the availability of infrastructure to determine whether these issues could prevent the City from achieving the assigned housing need.

Environmental Hazards
None of the potential housing sites identified for the Regional Housing Needs Allocation are known to have environmental constraints that would preclude the development of housing. As reflected in each of the individual specific plan EIRs, none of the sites is on a fault, in an Alquist-Priolo zone, or in a 100-year flood plain. None of the sites is located on prime farmland or currently used for agricultural purposes. Several sites may be located on ground suitable for mining, but the sites are no longer used for active mining. Seismic and fire hazards require various mitigation features in residential construction to protect public safety, and are incorporated into the building code. These code requirements add to the cost of housing but are necessary to protect public safety.

Water Availability
The 2015 General Plan Update EIR projects water needs for the whole City (including development in the four specific plan areas with the housing inventory sites). In 2030, the City will need 23,141 acre-feet per year of water, according to the 2020 Upland Urban Water Management Plan. The dry-year scenario projects a supply of 24,662 AFY in 2030 and 25,689 AFY in 2035. Based on that analysis, the City is expected to have enough water to serve projected housing needs during the planning period.

Sewer Availability
The 2015 General Plan Update EIR analyzed the capacity of sewer lines and treatment facilities based on residential and non-residential build-out estimates would only require additional sewerage flow of 1.32 mgd over existing conditions or an annual increase of approximately 0.066 mgd per year over 20 years. The EIR concluded that no significant impact to sewer facilities associate with General Plan build-out is anticipated, as demands on the local sewer system can be mitigated. The EIR indicated a need to upgrade certain local lateral sewer lines on a case-by-case basis, but no costly force mains, main trunk lines, or similar infrastructure are necessary. Upgrades to laterals are financed through the payment of sewer impact fees, which is common for any new apartment project.

Dry Utilities
Dry utilities such as electric, telephone, cable and internet are provided by private companies and are expanded to meet demand as development occurs. No known limitations on these services would preclude development of the sites listed in the inventory (Appendix B) during the 2021-2029 planning period.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-91 Table B2.Table B3. Approved Projects
Project Product Type
Zoning
District
Non-residential
allowed?
Vacant or Non-
vacant
Site?
Allowable
Density
(du/ac)
Project Density
(% of max) Lower Moderate
Above
Moderate
Total
Units
ATI Packing House
Apts
Apartments Historic Downtown
Upland SP (Citrus Trans.

District)
Yes Vacant 55 51.4 (93%) 111 111
Sage At 9th Phase 2 Townhomes RM-20 No Vacant 20 16.4 (82%) 26 26 Sage At 9th Phase 1 Townhomes RM-20 No Vacant 20 15.2 (76%) 28 28 Enclave SP 76 Townhomes
116 SFR
Enclave Specific Plan No Vacant 20 12.2 (61%) 192 192 Mesa Court Apts Apartments RM-30 No Vacant 30 21.6 (72%) 54 54 7th Street Apts (KIVA) Apartments RM-20 No Vacant 20 20.1 (108%) 64 64 San Antonio Apts
(Mario Sosa)
Apartments B-R/MU Yes Non-Vacant 20 13.3 (67%) 6 6
Sycamore Hills PA3 83 Townhomes
93 SFR
Park View Specific Plan
(Planning Area 3)
No Vacant (Under
Construction)

13.4 10.6 (79%) 176 176
Crestwood Homes SFD RS-20 No Vacant 0-4 N/A 4 4
Individual SFD SFR+ADU+JADU Various No N/A 1 1 1 3
Individual SFD SFR+ADU Various No N/A 1 1 2
Villa Serena SFR Villa Serena SP No Vacant 10.6 65 65 Colonies PA4 Condo Colonies SP (PA 4-
Mixed Use Zone)
Yes Vacant 62 46.9 (76%) 60 60
Alta Apts Apartments Colonies SP (PA 4-
Mixed Use Zone)
Yes Vacant 62 46.9 (76%) 106 106
A Street Apts Apartments RM-20 No Vacant 20 20.0 (100%) 4 4 Colonies - Watt Townhome Colonies SP No Vacant 24 15.7 (65%) 12 12 Individual SFD SFD Various Yes Vacant 0-4 N/A 2 2
11th Ave Apts Apartments RM-20 No Vacant 20 14.6 (73%) 6 6 Totals 2 352 567 921
Source: City of Upland, 9/2022
Notes:

1. Income categories based on expected sales prices or rents

2. All projects have approval entitlements and are expected to be built within the planning period.

Project Product Type
Density
(du/acre)
Very
Low Low Moderate
Above
Moderate
Total
Units
ATI Packing House
Apartments
Apartments 51.4 111 111

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-92 Project Product Type
Density
(du/acre)
Very
Low Low Moderate
Above
Moderate
Total
Units
Sage At 9th Phase 2 Townhomes 16.4 26 26
Sage At 9th Phase 1 Townhomes 15.2 28 28
Enclave Specific Plan 76 Townhomes
116 SFR

12.2 192 192
Mesa Court Apartments Apartments 21.6 54 54
7th Street Apartments (KIVA) Apartments 20.1 64 64
San Antonio Apartments
(Mario Sosa)
Apartments 13.3 6 6
Sycamore Hills PA3 83 Townhomes
93 SFR

10.6 176 176
Crestwood Homes SFD na 4 4
Individual SFD SFR+ADU+JADU na 1 1 1 3
Individual SFD SFR+ADU na 1 1 2
Villa Serena SFR 10.6 65 65
Colonies PA4 Condo 46.9 60 60
Alta Apartments Apartments 23.6 106 106
A Street Apartments Apartments 20.0 4 4
Colonies - Watt Townhome na 12 12
Individual SFD SFD na 2 2
11th Avenue Apartments Apartments 14.6 6 6
Totals 0 2 352 567 921

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-93 Table B4. Development Trends on Underutilized Sites
Source: City of Upland, 9/2022

Project/Address
(APN) Project Type No. of
Units Density Zoning
Previous Use
Current Status Year
Built FAR I/L
Ratio Description
401 A Street
(0146-582-13 to 20) Apartments 111 48.3 Citrus Transportation District, Historic Downtown Upland SP 1960s 0.00 na Parking Lot Approved Entitlement
708 Mesa Court
(1046-102-13) Apartments 60 15.8 RM-30 1961-
1963 0.23 1.95 Apartments (6 units demolished) Approved Construction Plans
1332, 1336, and 1344
E. 9th Street
(1046-501-07, 08, 09)
Townhomes 26 16.4 RM-20 1940 -
1978 0.25 0.63 Three SFRs, Boat Repair Facility Under construction 1252 .E 7th Street
(1047-181-02) Apartments 66 20.8 RM-20 1969 0.15 0.02 Industrial Building Approved Entitlement
1400 E. Arrow Rte (1046-
481-14) Condominiums 64 13.1 Proposed Zone Change from
Light Industrial to SP 1956 0.11 2.93 Lumber Yard Applications under review
167 S. Sultana Avenue
(1046-604-03 to 08) Apartments 141 54.9 Citrus Transportation District, Historic Downtown Upland SP
1947-
1957 0.32 0.03 2 Industrial Warehouses and Residential
(Fourplex, Duplex, and two SFRs) Preliminary Review
105 N. 1st Street
Apartments with
5 Low Income
Units
29 29.3
Old Town District (1st Avenue
Overlay), Historic Downtown
Upland SP
1908 0.05 City-
owned Commercial Building Developer Inquiry

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-94 Table B3.Table B5. Vacant Sites
Site APN General Plan Zoning District Acres Max
Density Lower Mod Above
Mod Total
Identified in 2
Prior Planning
Periods?
30 104658201 SP HDU/Citrus Transportation 2.18 55 96 96 Yes Subtotal 2.18 55 96 0 0 96
31 104658101 SP HDU/Citrus Transportation 1.81 Yes 104658108 SP HDU/Citrus Transportation 0.11
Subtotal 1.92 55 84 84
35 104659108 SP HDU/Old Town/1st St. Overlay 0.21 Yes 104659109 SP HDU/Old Town/1st St. Overlay 0.18 Yes 104659110 SP HDU/Old Town/1st St. Overlay 0.2 Yes 104659111 SP HDU/Old Town/1st St. Overlay 0.15 Yes 104659112 SP HDU/Old Town/1st St. Overlay 0.13 Yes 104659113 SP HDU/Old Town/1st St. Overlay 0.13
Subtotal 1.00 55 44 44
36 104660105 SP HDU/Euclid 0.17 40 5 5 Yes
104660112 SP HDU/Citrus Transportation 0.17 55 7 7 104660113 SP HDU/Citrus Transportation 0.17 55 7 7 104660114 SP HDU/Citrus Transportation 0.33 55 15 15 104660101 SP HDU/Euclid 0.03 40 1 1
104660102 SP HDU/Euclid 0.11 40 4 4
104660103 SP HDU/Euclid 0.05 40 2 2
104660104 SP HDU/Euclid 0.11 40 4 4
104660106 SP HDU/Euclid 0.15 40 5 5
104660107 SP HDU/Euclid 0.17 40 5 5
104660115 SP HDU/Euclid 0.17 40 5 5
104660108 SP HDU/Euclid 0.33 40 11 11
Subtotal 1.96 71 71
41 104660501 SP HDU/Citrus Transportation 1.13 Yes Subtotal 1.13 55 50 50
42 104660503 SP HDU/Citrus Transportation 1.00 55 44 Yes 104660503 SP HDU/Euclid 0.14 40 4 Yes
104660502 SP HDU/Citrus Transportation 0.02 55 1 Subtotal 1.16 49 49
44 104643325 SP HDU/MF Senior Housing 0.48 25 10 10 Subtotal 0.48 25 10 10
50 104325122 SFR-L RS-20 1.00 2 2
Subtotal 1.00 2 2

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-95 Site APN General Plan Zoning District Acres Max
Density Lower Mod Above
Mod Total
Identified in 2
Prior Planning
Periods?
52 100704107 SP Enclave Specific Plan 3.39 20 54 54 Subtotal 3.39 54 54
54 104707206 SFR-M RS-7.5 0.16 10 1 1
Subtotal 0.16 1 1
55 104627105 SFR-M RS-7.5 0.14 10 1 1
Subtotal 0.14 1 1
56 104606184 C/R-MU C/R-MU 0.21 20 2 2
104606188 C/R-MU C/R-MU 0.2 20 2 2
104606183 C/R-MU C/R-MU 0.41 20 4 4
104606187 C/R-MU C/R-MU 0.15 20 2 2
Subtotal 0.97 10 10
57 104611101 C/O-MU C/O-MU 0.38 20 4 4
Subtotal 0.38 4 4
58 104303234 SFR-L RS-20 0.55 4 1 1
Subtotal 0.55 1 1
59 104303230 SFR-L RS-20 0.51 4 1 1
Subtotal 0.51 1 1
60 104303232 SFR-L RS-20 0.51 4 1 1
Subtotal 0.51 1 1
61 104403219 SFR-L RS-15 0.35 4 1 1
Subtotal 0.35 1 1
63 104722125 SFR-M RS-7.5 0.07 4 1 1
Subtotal 0.07 1 1
65 104704107 SFR-M RS-7.5 0.17 4 1 1
Subtotal 0.17 1 1
TOTALS 394 77 10 482
Notes:

Capacity for residential zones based on 80% of allowable density Capacity for mixed-use zones based on 50% of allowable density

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-96 Table B4.Table B6. Underutilized Sites
Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
21 104638309 SP HDU/Arrow Hwy public parking lot 0 0.13 Yes 104638310 SP HDU/Arrow Hwy public parking lot 0 0.21 Yes Subtotal 0.34 15 4 4
22 104625301 SP HDU/Arrow Hwy Auto Repair 2.3 0.17 Yes 104625315 SP HDU/Arrow Hwy Auto Repair 0.9 0.34 Yes Subtotal 0.51 15 6 6
23 104639203 SP HDU/Old Town public parking lot 0 0.19 Yes 104639202 SP HDU/Old Town public parking lot 0 0.16 Yes 104639201 SP HDU/Old Town public parking lot 0 0.18 Yes Subtotal 0.53 35 15 15
24 104641154 SP HDU/MF Senior Housing Landscaping 0.0 1.03 25 21 Subtotal 1.03 25 21 21
25 104640208 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 55 6 Yes
104640207 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.16 55 7 Yes
104640206 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.13 55 6 Yes
104640205 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.13 55 6 Yes
104640204 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.13 55 6 Yes
104640203 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 55 6 Yes
104640202 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 55 6 Yes
Subtotal 0.97 55 43 43
26 104640312 SP HDU/Old Town public parking lot 0 0.05 Yes 104640313 SP HDU/Old Town public parking lot 0 0.17 Yes 104640314 SP HDU/Old Town public parking lot 0 0.03 Yes 104640315 SP HDU/Old Town public parking lot 0 0.12 Yes 104640316 SP HDU/Old Town public parking lot 0 0.12 Yes 104640317 SP HDU/Old Town public parking lot 0 0.12 Yes 104640318 SP HDU/Old Town public parking lot 0 0.14 Yes

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-97 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
Subtotal 0.75 35 21 21
27 104656201 SP HDU/Citrus Transportation Industrial 0.0 0.23 55 10 Yes 104656203 SP HDU/Citrus Transportation Industrial 0.0 0.23 55 10 Yes 104656202 SP HDU/Citrus Transportation Industrial 0.0 0.23 55 10 Yes 104656204 SP HDU/Citrus Transportation Industrial 1.0 0.28 55 12 Yes 104656212 SP HDU/Citrus Transportation Industrial 2.7 0.46 55 20 104656213 SP HDU/Citrus Transportation Industrial 2.0 0.51 55 22 Subtotal 1.94 55 85 85
28 104657101 SP HDU/Residential Transit
Structures on site are partially burned
down; currently being used for auto and
RV storage

0.0 0.71
Yes
104657115 SP HDU/Residential Transit Storage 1.2 3.75 Yes 104657116 SP HDU/Residential Transit Storage 2.5 0.71 Yes Subtotal 5.17 55 227 227
29 104658212 SP HDU/Citrus Transportation City Water Facility na 0.2 55 9 Yes Subtotal 0.2 55 9 9
32 104659324 SP HDU/Old Town public parking lot 0 0.16 Yes 104659318 SP HDU/Old Town public parking lot 0 0.36 Yes Subtotal 0.52 35 15 15
33 104659224 SP HDU/Old Town/ Historic
Core public parking lot 0 0.17 Yes
Subtotal 0.17 25 3 3
34 104659204 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 Yes
104659205 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.21 Yes
104659206 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.21 Yes
Subtotal 0.56 55 25 25
37 104660207 SP HDU/Citrus Transportation Vacant lumber yard and parking with single owner 0.0 0.32 Yes
104660208 SP HDU/Citrus Transportation Vacant lumber yard and parking with single owner 0.1 0.32 Yes
104660206 SP HDU/Citrus Transportation Vacant 0.0 0.16
104660205 SP HDU/Citrus Transportation Vacant 1.1 0.16

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-98 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
Subtotal 0.96 55 42 42
38 104660209 SP HDU/Citrus Transportation public parking lot 0 0.11 Yes 104660210 SP HDU/Citrus Transportation public parking lot 0 0.12 Yes 104660211 SP HDU/Citrus Transportation public parking lot 0 0.37 Yes Subtotal 0.6 55 26 26
39 104660308 SP HDU/Citrus Transportation SFR 0.7 0.11 55 5 Yes 104660307 SP HDU/Citrus Transportation single-family residential 0.0 0.16 55 7 104660310 SP HDU/Citrus Transportation single-family residential 0.6 0.16 55 7 Yes 104660311 SP HDU/Citrus Transportation Commercial Building 2.8 0.49 55 22 104660309 SP HDU/Citrus Transportation single-family residential 2.7 0.05 55 2 Subtotal 0.97 55 43 43
40 104660408 SP HDU/Citrus Transportation vacant industrial 0.4 1.29 Yes 104660403 SP HDU/Citrus Transportation single-family residential 1.0 0.16 104660404 SP HDU/Citrus Transportation single-family residential 1.0 0.16 104660405 SP HDU/Citrus Transportation Multi-family 1.3 0.16 104660406 SP HDU/Citrus Transportation vacant industrial 1.0 0.16 104660407 SP HDU/Citrus Transportation Industrial 1.1 0.64 Subtotal 2.57 55 113 113
43 104657106 SP HDU/Olivedale 1 SFR/Storage Yard 1.0 0.81 20 13 104657107 SP HDU/Olivedale SFR 2.8 0.21 3
104657108 SP HDU/Olivedale 4 units 1.9 0.65 10 104657109 SP HDU/Olivedale 4 units 5.0 0.51 8
104657110 SP HDU/Olivedale 4 units 3.3 0.51 8
104657111 SP HDU/Olivedale SFR 3.0 0.51 8
104657113 SP HDU/Olivedale SFR 1.8 0.17 3
104657112 SP HDU/Olivedale SFR 0.5 0.41 7
Subtotal 3.78 20 60 60
45 104718103 MFR-L RM-20 National Guard Center 0 3.6 20 58 Subtotal 3.6 25 72 72
46 104718107 MFR-L RM-20 Industrial Building 1.8 4.48 20 72 104718108 MFR-L RM-20 Vacant 0.1 2.57 20 41
Subtotal 7.05 20 113 113
47 104610214 MFR-L RM-30 Vacant 1.5 30 36
Subtotal 1.5 30 36 36
48 104650160 C/R-MU C/R-MU Contractor Yard 0.9 0.37 20 4

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-99 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
104650159 C/R-MU C/R-MU Commercial 1.4 0.37 20 4 104650128 C/R-MU C/R-MU 1 SFR 0.0 0.7 20 7
Subtotal 1.44 20 14 14
49 104405104 SFR-L RS-20 SFR 3.0 3.22 0-4 du 3
Subtotal 3.22 3 3
51 100706108 C/I-MU C/I-MU Restaurant/Vacant (Buffalo Inn) 5.5 3.74 20 37 100706123 C/I-MU C/I-MU Restaurant/Vacant (Buffalo Inn) 0.0 0.83 20 8 Subtotal 4.57 20 46 46
53 100709108 C/I-MU C/I-MU Car Rental/Vacant 0.1 1.82 20 18 100709109 C/I-MU C/I-MU Commercial Building/Abandoned
SFR/vacant 0.0 0.92 20 9

100709110 C/I-MU C/I-MU vacant 0.5 0.95 20 10
100709116 C/I-MU C/I-MU Industrial Building/yard 1.3 1.76 20 18 100709107 C/I-MU C/I-MU Industrial Building/yard 1.1 1.35 20 14 Subtotal 6.8 20 68 68
62 100728123 MFR-M RM-30 1SFR 0.7 0.85 30 20
Subtotal 0.85 20 20
64 104601101 C/R-MU C/R-MU Commercial/Office Building 0.0 0.97 20 10 104601102 C/R-MU C/R-MU Commercial/Office Building 0.6 1.47 20 15 Subtotal 2.44 24 24
66 104558137 C/R-MU C/R-MU Auto Dealership 1.0 5.21 20 52 Subtotal 5.21 52 52
67 104555123 C/R-MU C/R-MU Commercial/Office Building 1.3 0.94 20 9 104555124 C/R-MU C/R-MU Commercial/Office Building 1.1 0.96 20 10 104555125 C/R-MU C/R-MU Commercial/Office Building 0.2 0.59 20 6 Subtotal 2.49 25 25
68 104608144 C/R-MU C/R-MU Auto Sales 1.4 0.73 20 7 104608103 C/R-MU C/R-MU Vacant Commercial 0.7 0.19 20 2 104608104 C/R-MU C/R-MU Vacant Commercial 1.5 0.35 20 4 Subtotal 1.27 13 13
69 100756104 B/R-MU B/R-MU Commercial/Industrial Building 0.4 1.04 20 1 100755112 B/R-MU B/R-MU Commercial/Industrial Building 4.5 1.04 20 10 100755107 B/R-MU B/R-MU Commercial/Industrial Building 4.7 1.05 20 11 100755106 B/R-MU B/R-MU Commercial/Industrial Building 3.2 1.05 20 11 100755105 B/R-MU B/R-MU Commercial/Industrial Building 4.2 1.05 20 11

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-100 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
100755104 B/R-MU B/R-MU Commercial/Industrial Building 3.0 1.04 20 10 100756121 B/R-MU B/R-MU Commercial/Industrial Building 2.0 0.15 20 2 100755103 B/R-MU B/R-MU Commercial/Industrial Building 3.8 1.05 20 11 100755102 B/R-MU B/R-MU Commercial/Industrial Building 3.6 1.04 20 10 100755101 B/R-MU B/R-MU Commercial/Industrial Building 3.8 1.12 20 11 100756112 B/R-MU B/R-MU Commercial/Industrial Building 3.7 1.08 20 11 100756120 B/R-MU B/R-MU Commercial/Industrial Building 5.2 0.15 20 2 100756123 B/R-MU B/R-MU Commercial/Industrial Building 0.26 20 3 100756119 B/R-MU B/R-MU Commercial/Industrial Building 3.4 0.28 20 3 100756118 B/R-MU B/R-MU Commercial/Industrial Building 4.4 0.27 20 3 100756115 B/R-MU B/R-MU Commercial/Industrial Building 2.1 0.51 20 5 100756110 B/R-MU B/R-MU Commercial/Industrial Building 3.7 2.08 20 21 100756122 B/R-MU B/R-MU Commercial/Industrial Building 3.9 0.46 20 5 100756109 B/R-MU B/R-MU Commercial/Industrial Building 5.0 2.08 20 21 100756108 B/R-MU B/R-MU Commercial/Industrial Building 5.5 1.1 20 11 100756107 B/R-MU B/R-MU Commercial/Industrial Building 2.6 1.04 20 10 100756106 B/R-MU B/R-MU Commercial/Industrial Building 2.2 1.04 20 10 100756105 B/R-MU B/R-MU Commercial/Industrial Building 2.2 1.04 20 10 104665152 B/R-MU B/R-MU Commercial/Industrial Building 6.4 0.16 20 2 100755117 B/R-MU B/R-MU Commercial/Industrial Building 3.2 0.17 20 2 104665126 B/R-MU B/R-MU Commercial/Industrial Building 6.7 1.05 20 11 104665151 B/R-MU B/R-MU Commercial/Industrial Building 1.6 0.24 20 2 100755118 B/R-MU B/R-MU Commercial/Industrial Building 0.37 20 4 100755116 B/R-MU B/R-MU Commercial/Industrial Building 3.5 0.18 20 2 100755115 B/R-MU B/R-MU Commercial/Industrial Building 4.0 0.21 20 2 104665150 B/R-MU B/R-MU Commercial/Industrial Building 4.5 0.46 20 5 100755114 B/R-MU B/R-MU Commercial/Industrial Building 5.1 0.3 20 3 Subtotal 24.16 232 232
70 104553214 SFR-M RS-4 1 SFR 1.2 0.64 1
Subtotal 0.64 2 2
71 104605117 C/R-MU C/R-MU Office 3.2 1.94 20 19
Subtotal 1.94 19 19
72 104646206 RM-20 RM-20 SFR 1.9 0.31 20 5
Subtotal 0.31 5 5
73 104634103 MFR-L RM-20 SFR 1.9 0.66 20 11

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-101 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
104634102 MFR-L RM-20 SFR 1.9 0.85 20 14
104634101 MFR-L RM-20 SFR 1.8 0.85 20 14
Subtotal 2.36 20 38 38
74 104649310 MFR-L RM-20 SFR 2.2 0.29 20 5
104649311 MFR-L RM-20 Vacant 0.0 0.29 20 5
Subtotal 0.58 9 9
75 104548222 C/O-MU C/O-MU Hotel 2.0 2.85 20 29
Subtotal 2.85 29 29
TOTALS 711 863 5 1,579
Notes:

Capacity for residential zones based on 80% of allowable density Capacity for mixed-use zones based on 50% of allowable density

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-102 Table B5.Table B7. Candidate Sites (Upzoning)
Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30
76 104646112 MFR-L RM-20 MFR-M RM-30 Contractors Yard 1.9 0.56 20 9 13 104646113 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.14 20 2 3 104646104 MFR-L RM-20 MFR-M RM-30 Auto Trim 1.2 0.29 20 5 7 104646105 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.4 0.33 20 5 8 104646107 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.4 0.29 20 5 7 104645108 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.3 0.28 20 4 7 104646109 MFR-L RM-20 MFR-M RM-30 Contractors Yard 4.0 0.55 20 9 13 104646110 MFR-L RM-20 MFR-M RM-30 Termite Company 0.29 20 5 7 104646111 MFR-L RM-20 MFR-M RM-30 Termite Company 1.2 0.29 20 5 7 Subtotal 0.56 20 48 48 72 77 104646217 MFR-L RM-20 MFR-M RM-30 2-units 1.0 0.6 20 10 14 Subtotal 0.6 10 10 14 78 104646220 MFR-L RM-20 MFR-M RM-30 Contractor office/yard 1.0 0.34 20 5 8 104646209 MFR-L RM-20 MFR-M RM-30 Contractor office/yard 1.9 0.35 20 6 8 Subtotal 0.69 20 11 11 45 79 104617101 MFR-L RM-20 MFR-M RM-30 Vacant 1.88 20 30 45 104617107 MFR-L RM-20 MFR-M RM-30 Vacant 0.21 20 3 5 104617102 MFR-L RM-20 MFR-M RM-30 Vacant 0.1 1.2 20 19 29 104617103 MFR-L RM-20 MFR-M RM-30 Commercial Fueling 3.4 2.57 20 41 62 Subtotal 5.86 20 94 94 141 80 104609124 MFR-L RM-20 MFR-M RM-30 1 SFR 1.9 0.21 20 3 5 104609123 MFR-L RM-20 MFR-M RM-30 1 SFR 2.0 0.22 20 4 5 104609122 MFR-L RM-20 MFR-M RM-30 Vacant 0.85 20 14 20 Subtotal 1.28 20 20 20 31 81 104551123 MFR-L RM-1 MFR-M RM-30 Housing Authority 2.38 10 19 19 57 104550101 MFR-L RM-1 MFR-M RM-30 Housing Authority 10.21 10 82 82 245 12.59 97 4 4 302 205 82 100736215 SFR-M RS-7.5 MFR-L RM-20 SFR 2.7 0.1 4-10 DU 1 2 100736214 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.11 4-10 DU 1 3 100736208 SFR-M RS-7.5 MFR-L RM-20 Vacant 0.0 0.06 4-10 DU 0 1 100736205 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 7.1 0.23 4-10 DU 0 6 100736207 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 0.9 0.69 4-10 DU 4 17 100736203 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 1.9 0.14 4-10 DU 1 3 100736202 SFR-M RS-7.5 MFR-L RM-20 Vacant 0.0 0.37 4-10 DU 2 9 100736201 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 3.7 1.09 4-10 DU 7 26 100736213 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.08 4-10 DU 0 2 100736210 SFR-M RS-7.5 MFR-L RM-20 SFR 0.03 4-10 DU 0 1 100736212 SFR-M RS-7.5 MFR-L RM-20 SFR 1.8 0.17 4-10 DU 1 4 100736211 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.17 4-10 DU 1 4 100736209 SFR-M RS-7.5 MFR-L RM-20 SFR 2.9 0.05 4-10 DU 0 1 100736206 SFR-M RS-7.5 MFR-L RM-20 SFR 5.4 0.13 4-10 DU 1 3 100736204 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.22 4-10 DU 1 5 Subtotal 3.64 13 8 8 87

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-103 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30
83 100743106 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 1.9 0.47 20 5 7 100746130 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

1.9 0.15 20 2 2
100746119 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

0.0 0.21 20 2 3
100746102 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

0.0 0.38 20 4 6
100746131 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.17 20 2 3 100765401 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 0.5 0.2 20 2 3 100765402 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.29 20 3 4 100765403 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.3 20 3 5 100765404 B/R-MU B/R-MU B/R-MU B/R-MU SFR 6.9 0.37 20 4 6 100765405 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.34 20 3 5 100765201 B/R-MU B/R-MU B/R-MU B/R-MU SFR 0.5 0.32 20 3 5 100765202 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 1.2 0.38 20 4 6 100743211 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.4 0.07 20 1 1 100746101 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

0.0 0.58 20 6 9
100743214 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.19 20 2 3 100743210 B/R-MU B/R-MU B/R-MU B/R-MU Garage 0.0 0.15 20 2 2 100743209 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.4 0.26 20 3 4 100743206 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 3.2 0.51 20 5 8 100743208 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.18 20 2 3 100743213 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.15 20 2 2 100743212 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.3 0.15 20 2 2 100743207 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.18 20 2 3 100743201 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.17 20 2 3 100743202 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.23 20 2 3 100743203 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.8 0.24 20 2 4 100743204 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.6 0.48 20 5 7 100743112 B/R-MU B/R-MU B/R-MU B/R-MU Storage 0.2 0.2 20 2 3 100743110 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.23 20 2 3 100743109 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.23 20 2 3 100743111 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.16 20 2 2 100743108 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.44 20 4 7 100746220 B/R-MU B/R-MU B/R-MU B/R-MU Office/Landscaper storage 0.8 0.93 20 9 14 100746126 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.5 0.08 20 1 1 100746127 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.6 0.09 20 1 1 100746128 B/R-MU B/R-MU B/R-MU B/R-MU SFR 7.6 0.09 20 1 1 100746214 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.56 20 6 8 100746215 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.19 20 2 3 100746216 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.1 0.17 20 2 3 100746217 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.5 0.17 20 2 3 100746120 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.09 20 1 1 100746121 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.05 20 1 1 100746111 B/R-MU B/R-MU B/R-MU B/R-MU SFR - Mixed Use 1.8 0.41 20 4 6

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-104 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30 100746122 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.09 20 1 1 100746112 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 2.8 0.5 20 5 8 100746110 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.27 20 3 4 100746109 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.6 0.32 20 3 5 100746108 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.59 20 6 9 100746201 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.17 20 2 3 100746123 B/R-MU B/R-MU B/R-MU B/R-MU SFR 12.7 0.4 20 4 6 100746133 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 2.1 0.46 20 5 7 100746113 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.1 0.2 20 2 3 100746115 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.2 20 2 3 100746107 B/R-MU B/R-MU B/R-MU B/R-MU SFR 0.2 0.89 20 9 13 100746106 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.42 20 4 6 100746116 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.0 0.2 20 2 3 100746117 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.2 20 2 3 100746132 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 3.8 0.76 20 8 11 100746105 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.4 20 4 6 100746204 B/R-MU B/R-MU B/R-MU B/R-MU Tow Yard 1.1 1.2 20 12 18 100746203 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 1.1 1.1 20 11 17 100746218 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.22 20 2 3 100765305 B/R-MU B/R-MU B/R-MU B/R-MU Office 0.2 0.46 20 5 7 100765304 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.45 20 5 7 100764202 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.4 0.81 20 8 12 100764203 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.19 20 2 3 100764201 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.19 20 2 3 100765509 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 10.6 0.29 20 3 4 100765510 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.1 1.24 20 12 19 100764204 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.2 0.6 20 6 9 100765508 B/R-MU B/R-MU B/R-MU B/R-MU SFR 8.3 0.29 20 3 4 100765507 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.18 20 2 3 100765506 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.45 20 5 7 100765505 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.43 20 4 6 100765501 B/R-MU B/R-MU B/R-MU B/R-MU Tow Yard 0.4 0.64 20 6 10 100765502 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.8 0.39 20 4 6 100765504 B/R-MU B/R-MU B/R-MU B/R-MU Auto Repar 0.7 0.36 20 4 5 100765503 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body/Paint 2.8 0.49 20 5 7 100765308 B/R-MU B/R-MU B/R-MU B/R-MU 3 Residential Units 8.3 0.31 20 3 5 100765307 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.31 20 3 5 100765306 B/R-MU B/R-MU B/R-MU B/R-MU Office 1.9 0.31 20 3 5 100764310 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.8 0.69 20 7 10 100764301 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.6 0.31 20 3 5 100764302 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.4 0.3 20 3 5 100764303 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 1.7 0.3 20 3 5 100764304 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Industrial building 0.4 0.3 20 3 5 100764219 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Park 11.6 2.74 20 27 41 100764305 B/R-MU B/R-MU B/R-MU B/R-MU Indutrial Building 1.2 0.3 20 3 5 100764325 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Contractor Yard 0.7 0.44 20 4 7

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-105 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30 100764309 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.21 20 2 3 100764308 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Industrial building 0.4 0.31 20 3 5 100764215 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Auto Storage 1.1 0.2 20 2 3 100764214 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.18 20 2 3 100764212 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/Storage 1.9 0.63 20 6 9 100764211 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/Storage 0.2 0.57 20 6 9 100764213 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.24 20 2 4 100764209 B/R-MU B/R-MU B/R-MU B/R-MU Auto Storage Yard 0.5 0.59 20 6 9 100764218 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Auto Storage 0.5 0.75 20 8 11 100764207 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.4 20 4 6 100764206 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.6 0.49 20 5 7 100764205 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.8 0.47 20 5 7 Subtotal 38.61 20 55 331 331 579 84 104656318 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 0.0 0.6 20 6 9 104656401 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body Shop 6.6 0.18 20 2 3 104656403 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body Shop 0.0 0.14 20 1 2 104656402 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body Shop 0.0 0.14 20 1 2 104656425 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 2.1 0.25 20 3 4 104656424 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 11.3 0.29 20 3 4 104656419 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.6 0.14 20 1 2 104656404 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656405 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656418 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656429 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.01 20 0 0 104656417 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656406 B/R-MU B/R-MU B/R-MU B/R-MU SFR 0.0 0.14 20 1 2 104656407 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.6 0.14 20 1 2 104656430 B/R-MU B/R-MU B/R-MU B/R-MU SFR 6.5 0.14 20 1 2 104656415 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.14 20 1 2 104656408 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.5 0.14 20 1 2 104656319 B/R-MU B/R-MU B/R-MU B/R-MU Industrial 4.1 1.75 20 18 26 Subtotal 4.76 20 11 37 37 71 85 104654122 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 0.5 1.05 20 11 16 104654121 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 1.4 1.07 20 11 16 104654120 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 1.4 0.36 20 4 5 104654119 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 8.4 0.36 20 4 5 104654118 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 1.0 0.36 20 4 5 Subtotal 3.2 20 32 32 48 86 104654201 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 2.0 0.34 20 3 5 104654202 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.8 0.2 20 2 3 104654204 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.1 0.38 20 4 6 104654246 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 1.2 0.3 20 3 5 104654208 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.1 0.15 20 2 2 104654206 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.0 0.5 20 5 8 104654243 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.2 0.26 20 3 4 104654242 B/R-MU B/R-MU B/R-MU B/R-MU SFR 5.7 0.14 20 1 2

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-106 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30 104654244 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.15 20 2 2 104654245 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.13 20 1 2 104654241 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 2.6 0.15 20 2 2 104654238 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.3 0.21 20 2 3 104654240 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.16 20 2 2 104654239 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 1.9 0.18 20 2 3 104654229 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.38 20 4 6 104654226 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.7 0.17 20 2 3 104654227 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.01 20 0 0 104654228 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 1.8 0.13 20 1 2 104654230 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.31 20 3 5 Subtotal 4.25 10 33 33 64 TOTALS 186 4 615 8 627 693 762 Notes:

Current capacity for residential zones based on 80% of allowable density Current capacity for mixed-use zones based on 50% of allowable density Potential capacity for residential zones based on 24 du/ac (80% of 30 du/ac) Potential capacity for mixed-use zones based on 15 du/ac (50% of 30 du/ac) B/R-MU designation proposed to be amended to increase the maximum density from 20 du/ac to 30 du/ac

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-107 Table B6.Table B8. Candidate Sites (Rezoning)
Sit
e APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density Lower Mod Above
Mod
Current
Capacity
Potential
Capacity
89 104518103 P-OS PB-L MFR-M RM-30 Nursery 0.3 5.4 NA 0 130 104518102 P-OS PB-L MFR-M RM-30 Nursery/ Easement 0 0.23 NA 0 6 Subtotal 5.63 0 135 90 104553213 PB-L PB MRF-L RM-20 Well Site 0 1.39 NA 0 0 33 104553209 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 104553210 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 104553211 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 104553212 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 2.15 4 4 52 91 100744104 C/R-MU C/R-MU MRF-L RM-20 Vacant 0.0 0.45 20 5 5 11 100744116 C/R-MU C/R-MU MRF-L RM-20 Vacant 0.0 0.27 20 3 3 6 100744115 C/R-MU C/R-MU MRF-L RM-20 SFR 1.9 0.27 20 3 3 6 100744114 C/R-MU C/R-MU MRF-L RM-20 SFR 2.1 0.22 20 2 2 5 100744117 C/R-MU C/R-MU MRF-L RM-20 SFR 5.0 0.36 20 4 4 9 100744101 C/R-MU C/R-MU MRF-L RM-20 Vacant 0.0 1.2 20 12 12 29 100744102 C/R-MU C/R-MU MRF-L RM-20 Storage 0.6 0.27 20 3 3 6 100744103 C/R-MU C/R-MU MRF-L RM-20 Storage 0.7 0.27 20 3 3 6 100744112 C/R-MU C/R-MU MRF-L RM-20 SFR 5.9 0.25 20 3 3 6 100744111 C/R-MU C/R-MU MRF-L RM-20 SFR 6.7 0.25 20 3 3 6 100744110 C/R-MU C/R-MU MRF-L RM-20 SFR 1.8 0.34 20 3 3 8 100744109 C/R-MU C/R-MU MRF-L RM-20 SFR 7.5 0.18 20 2 2 4 100744108 C/R-MU C/R-MU MRF-L RM-20 SFR 0.9 0.2 20 2 2 5 100744107 C/R-MU C/R-MU MRF-L RM-20 SFR 0.8 0.15 20 2 2 4 Subtotal 4.68 47 47 112 92 100718101 I PB MFR-M RM-30 Vacant 0.0 3.51 NA 0 84 104632143 I PB MFR-M RM-30 Vacant 0.0 1.18 NA 0 28 100718102 I PB MFR-M RM-30 Vacant 0.0 0.55 NA 0 13 100718103 I PB MFR-M RM-30 Vacant 1.8 0.46 NA 0 11 100718104 I PB MFR-M RM-30 Vacant 1.3 0.34 NA 0 8 Subtotal 6.04 0 145 93 104633322 B/R-MU B/R-MU MFR-L RM-20 SFR 1.6 0.19 20 2 2 5 104633323 B/R-MU B/R-MU MFR-L RM-20 SFR 4.8 0.2 20 2 2 5 104633319 B/R-MU B/R-MU MFR-L RM-20 SFR 1.9 0.19 20 2 2 5 104633324 B/R-MU B/R-MU MFR-L RM-20 SFR 1.9 0.2 20 2 2 5 104633325 B/R-MU B/R-MU MFR-L RM-20 SFR 1.8 0.2 20 2 2 5 104633326 B/R-MU B/R-MU MFR-L RM-20 SFR 1.9 0.2 20 2 2 5 104633318 B/R-MU B/R-MU MFR-L RM-20 SFR 1.2 0.41 20 4 4 10 104633317 B/R-MU B/R-MU MFR-L RM-20 SFR/Contractor Yard 2.5 0.41 20 4 4 10 104633313 B/R-MU B/R-MU MFR-L RM-20 Driveway 0.0 0.64 20 6 6 15 104633308 B/R-MU B/R-MU MFR-L RM-20 SFR 2.1 0.2 20 2 2 5 104633307 B/R-MU B/R-MU MFR-L RM-20 SFR 3.1 0.2 20 2 2 5 104633306 B/R-MU B/R-MU MFR-L RM-20 SFR 1.8 0.4 20 4 4 10 104633309 B/R-MU B/R-MU MFR-L RM-20 SFR 1.9 0.41 20 4 4 10 104633305 B/R-MU B/R-MU MFR-L RM-20 Vacant 0.0 0.4 20 4 4 10

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-108 Sit
e APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density Lower Mod Above
Mod
Current
Capacity
Potential
Capacity 104633310 B/R-MU B/R-MU MFR-L RM-20 Vacant 1.5 0.41 20 4 4 10 104633304 B/R-MU B/R-MU MFR-L RM-20 Storage Yard 0.0 0.41 20 4 4 10 104633301 B/R-MU B/R-MU MFR-L RM-20 Vacant/Storage Yard 0.0 0.64 20 6 6 15 104633327 B/R-MU B/R-MU MFR-L RM-20 Contractor office/Storage yard 1.4 0.41 20 4 4 10 104633329 B/R-MU B/R-MU MFR-L RM-20 Office 2.3 0.2 20 2 2 5 104633316 B/R-MU B/R-MU MFR-L RM-20 Storage Yard 0.0 0.41 20 4 4 10 104633331 B/R-MU B/R-MU MFR-L RM-20 SFR/Business Use 1.5 0.61 20 6 6 15 104633311 B/R-MU B/R-MU MFR-L RM-20 SFR 2.1 0.41 20 4 4 10 104633303 B/R-MU B/R-MU MFR-L RM-20 Contractor storage yard 0.9 0.41 20 4 4 10 104633312 B/R-MU B/R-MU MFR-L RM-20 Contractor storage yard 0.0 0.41 20 4 4 10 104633302 B/R-MU B/R-MU MFR-L RM-20 Contractor storage yard 0.3 0.41 20 4 4 10 Subtotal 8.98 90 90 216 94 104653101 SFR-M RS-7.5 MFR-L RM-20 SFR 1.8 0.21 10 1 1 5 104653102 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 1.9 0.55 10 3 3 13 Subtotal 0.76 4 4 18 95 104653107 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 1.9 0.5 10 1 1 12 104653108 SFR-M RS-7.5 MFR-L RM-20 2 SFR 1.9 0.5 10 1 1 12 104653109 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 1.1 0.41 10 1 1 10 Subtotal 1.41 3 3 34 96 104648114 LI-BP LI MFR-L RM-20 Truss Yard 2.9 4.9 NA 0 118 Subtotal 4.9 0 97 104707205 OP OP SFR-M RS-7.5 Vacant 0 0.16 NA 0 1 Subtotal 0.16 0 1 98 104652101 LI-BP LI MFR-L RS-20 Vacant 0 3 NA 0 72 104651101 LI-BP LI MFR-L RS-20 Vacant 0 0.14 NA 0 3 Subtotal 3.14 0 75 99 104661116 SFR-M RS-7.5 MFR-L RS-20 Vacant 0 1.77 10 10 10 42 104661126 SFR-M RS-7.5 MFR-L RS-20 1 - SFR 2.9 0.47 10 2 2 11 104664102 I PB MFR-L RS-20 Well Site 0 4.11 10 1 1 99 Subtotal 6.35 13 13 152 100 100730107 C/I-MU C/I-MU MFR-L RM-20 Industrial 1.5 0.92 20 9 9 22 100730108 C/I-MU C/I-MU MFR-L RM-20 Vacant 0.0 0.4 20 4 4 10 100730109 C/I-MU C/I-MU MFR-L RM-20 2 SFR 0.4 0.42 20 4 4 10 100730110 C/I-MU C/I-MU MFR-L RM-20 Office 1.0 0.42 20 4 4 10 100730111 C/I-MU C/I-MU MFR-L RM-20 Plant Retail 0.9 0.56 20 6 6 13 Subtotal 2.72 27 27 65 101 104634110 I PB MFR-L RM-20 SFR 1.1 0.85 NA 0 20 0.85 0 20 102 100762105 LI-BP LI MFR-L RM-20 Contractor Yard 0.0 1.94 NA 0 47 100762106 LI-BP LI MFR-L RM-20 Contractor Yard 0.0 1.9 NA 0 46 100760101 LI-BP LI MFR-L RM-20 Contractor Yard 0.0 4.65 NA 0 112 Subtotal 8.49 0 204 103 100729108 C/I-MU C/I-MU MFR-L RM-20 Auto Sales 1.8 0.55 20 6 6 13 100729106 C/I-MU C/I-MU MFR-L RM-20 Flood Control 0.0 3.92 20 39 39 94 100728121 C/I-MU C/I-MU MFR-L RM-20 Flood Control 0.0 2 20 20 20 48 100728122 C/I-MU C/I-MU MFR-L RM-20 Industrial 2.1 0.17 20 2 2 4

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-109 Sit
e APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density Lower Mod Above
Mod
Current
Capacity
Potential
Capacity 100728146 C/I-MU C/I-MU MFR-L RM-20 Industrial 3.3 0.11 20 1 1 3 100728144 C/I-MU C/I-MU MFR-L RM-20 Industrial 0.7 0.02 20 0 0 0 100728145 C/I-MU C/I-MU MFR-L RM-20 Industrial 0.0 0.03 20 0 0 1 100728118 C/I-MU C/I-MU MFR-L RM-20 Storage 0.2 1.56 20 16 16 37 100728115 C/I-MU C/I-MU MFR-L RM-20 Storage 0.0 0.56 20 6 6 13 100728119 C/I-MU C/I-MU MFR-L RM-20 Storage 1.7 0.2 20 2 2 5 100728117 C/I-MU C/I-MU MFR-L RM-20 Storage 0.8 0.2 20 2 2 5 100728132 C/I-MU C/I-MU MFR-L RM-20 Storage 0.0 0.41 20 4 4 10 100728134 C/I-MU C/I-MU MFR-L RM-20 Storage 0.7 1.06 20 11 11 25 100728133 C/I-MU C/I-MU MFR-L RM-20 Storage 0.4 0.8 20 8 8 19 11.59 116 116 278 104 104658207 SP HDU/Pleasant
View
HDU/Citrus
Trans.

SP Auto Repair 1.6 0.48 10 5 5 12
Subtotal 0.48 55 5 5 12
105 104655108 LI-BP LI MFR-L RM-20 Tow Yard 1.1 1.62 NA 0 39 104655102 LI-BP LI MFR-L RM-20 Storage 1.1 0.26 NA 0 6 104655101 LI-BP LI MFR-L RM-20 Storage 1.5 0.3 NA 0 7 104655107 SFR-M RS-7.5 MFR-L RM-20 SFR 4.4 0.15 10 1 1 4 104655106 SFR-M RS-7.5 MFR-L RM-20 SFR 0.5 0.26 10 1 1 6 104655141 LI-BP LI MFR-L RM-20 Storage 1.9 0.34 NA 0 8 104655103 LI-BP LI MFR-L RM-20 Office 0.0 0.67 NA 0 16 104652104 LI-BP LI MFR-L RM-20 Light Industrial 0.5 0.9 NA 0 22 Subtotal 4.5 2 2 108 TOTALS 0 285 26 311 1,627 Notes:

Current capacity for residential zones based on 80% of allowable density Current capacity for mixed-use zones based on 50% of allowable density Potential capacity based on 24 du/ac (80% of 30 du/ac)

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-110 Figure B1. Site Map – Northern Area

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-111 Figure B2. Site Map – Southeast Area

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-112 Figure B3. Site Map – Southwest Area

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-113 Figure B4. Site Map – East Area

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-114 Appendix C Fair Housing Assessment
Assembly Bill (AB) 686 requires housing elements to contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
To comply with AB 686, the City has completed the following outreach and analysis.

1. Outreach
As discussed in the Public Participation section, early in the Housing Element update process the City developed a list of stakeholders with local expertise in housing issues, including fair housing. The stakeholder list included local service providers, affordable housing developers, and fair housing organizations in an effort to include the interests of lower-income residents and persons with special needs in the community.

Over the course of the Housing Element update process the City conducted a series of public meetings. Public notice of each meeting was posted on the City’s dedicated Housing Element website and was also sent directly to persons and organizations on the stakeholder list. Public meetings were held both online and in person to encourage those with mobility difficulties to participate. Agendas and other information for each meeting was posted on the City website to allow interested stakeholders to access to this information throughout the process.

Interested persons were also encouraged to provide input or ask questions via telephone or email.

In addition to public workshops and hearings, the City also directly contacted housing advocates, housing service providers, and community organizations who serve the interests of lower-income households and special needs groups to solicit comments on housing needs, barriers to fair and affordable housing, and opportunities for development.

To encourage continuing stakeholder involvement in local housing issues throughout the planning period, Program 19 includes a commitment to conduct ongoing, proactive outreach to engage members of all socio -economic groups and recruit members of underrepresented groups to participate in City meetings.

2. Fair Housing Assessment
This section provides an assessment of fair housing issues in Upland including fair housing enforcement and outreach capacity, patterns of integration and segregation, racial or ethnic patterns of concentration, disparities in access to opportunities, and disproportionate housing needs, including displacement risk.

A. Fair Housing Enforcement and Outreach Capacity
The City of Upland has contracted with Inland Fair Housing and Mediation Board (IFHMB) to provide fair housing and related services to residents. Established in 1980, IFHMB is a nonprofit, public benefit corporation that provides information about fair housing rights under the law, comprehensive housing counseling services,

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-115 mediation services for the resolution of disputes, and information concerning shared housing opportunities and needs among senior citizens. IFHMB serves as an intermediary to resolve issues related to housing discrimination, homeownership and housing sustainability, rental complaints, and disputes in court, with the goal of empowering individuals and enriching the communities they serve. IFHMB provides services to over 40,000 individuals annually throughout County of San Bernardino representing a multiplicity of racial, ethnic, age, and income groups.

Funded primarily with Community Development Block Grant (CDBG) funds, IFHMB provides programs and services focused on eliminating housing discrimination, general housing assistance, and education and outreach activities to residents in the County of San Bernardino as well as residents in the City of Indio and Cathedral City in Riverside County, the City of Pomona in Los Angeles County, and the City of El Centro in Imperial County.

The comprehensive Fair Housing Programs includes:
• Community-Based Mediation: IFHMB provides trained mediators to provide education and information regarding rights and responsibilities under the California Landlord-Tenant laws and help to resolve conflicts between landlords and tenants (including mobile homes). IFHMB contracts with San Bernardino County to provide mediation in small claims and unlawful detainer lawsuits in County courts. • Education/Outreach: IFHMB provides education and outreach services to landlords and tenants, Realtors, newspapers, service organizations, schools, persons with Limited English Proficiency, and others interested in learning about fair housing laws. IFHMB also provides HUD-certified counseling to homeowners who are delinquent on FHA loans or seniors interested in reverse equity mortgage loan programs. Fair housing workshops and newsletters are also provided on a quarterly basis. • Senior Services: IFHMB actively and successfully mediates conflicts between seniors and Social Security, Medi-Cal, utility companies, collection agencies, neighbors, and others. IFHMB also provides a Care Referral Service, offers help in filing for HEAP and Homeowner/Renter Assistance, and maintains a list of senior housing and care homes.
• Alternative Dispute Resolution: The California Dispute Resolution Programs Act of 1986 provides the authority for mediation in the court system. Inland Fair Housing and Mediation Board has a contract with the County of San Bernardino to provide mediation in civil, family, probate, small claims, and unlawful detainer lawsuits in all of the courts in San Bernardino County. • Mobile Home Mediation: IFHMBs mediators are trained to handle the specialized problems based on the Mobile Home Residency Law (MRL) that reflects the dual ownership and unique life style of mobile home communities. They provide education and information to residents and parks about the MRL, as well as provide information to both sides when fair housing issues are presented, and when requested serve as neutral third parties to facilitate resolution of conflicts.

IFHMB responds to discrimination inquiries and complaints in an expedient manner, relying on over 30 years of experience in the industry. Determining whether a client is inquiring regarding a fair housing discrimination problem or a non-discrimination landlord/tenant or other problem can be difficult. Often what may appear at first to be a simple landlord/tenant dispute turns out to be a situation where a landlo rd has violated one or more fair housing laws. While many of the cases IFHMB are presented with no longer involve a discriminatory policy, such as “No Hispanics need apply,” many cases involve a discriminatory application of a facially neutral policy, such as different eviction timelines for minorities.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-116 IFHMB investigates allegations of discrimination based on a person’s status as a member of one of the State or Federal protected categories, which include: Race, Color, Religion, National Origin, Sex, Familial Status, Disability, Marital Status, Sexual Orientation, Ancestry, Age, Source of Income, and Arbitrary Characteristics. Race, Color, Religion, National Origin, Sex, Familial Status, and Disability are the categories protected by the federal Fair Housing Act. The State of California provides protection from discrimination based on all seven of the federal protected categories and has added Marital Status, Sexual Orientation, Ancestry, Age, Source of Income and Arbitrary Characteristics as additional protected classes under state law.

Once a fair housing complaint is received, IFHMB educates the complainant of their rights and responsibilities under the state and federal fair housing laws. Further investigation may then be conducted depending on the nature of the complaint and the suitability of the complaint to investigation.

IFHMB uses government-regulated testing methodologies to enforce, support, and conduct fair housing investigations. A housing discrimination complaint can be investigated through testi ng, the gathering of witness statements, and through research surveys. Based on the details provided by the complainant, IFHMB will either investigate the complaint or advise the complainant of their other options, which include: conciliation, filing a complaint with the Department of Housing and Urban Development (HUD) or with California’s Department of Fair Employment and Housing (DFEH), hiring a private attorney, or possibly, a referral to such an attorney, or filing a complaint with the Department of Justice (DOJ).

During the five-year period studied, there were 138 discrimination inquiries made to IFHMB by Upland residents, with the primary basis for the inquiry as follows:

Basis Number
Age 1
Ancestry 0
Arbitrary 7
Color 0
Disability 92
Familial Status 8
Marital Status 0
National Origin 6
Race 13
Religion 1
Sex 8
Sexual Orientation 1
Source of Income 1
Total: 138

Review of the data shows that disability is, far and away, the most common category for allegations of discrimination. No other protected category accounts for 10 percent of the total number of discrimination complaints, while disability represents a full two-thirds of all discrimination complaints. Race (9 percent) is the second most common basis for alleged discrimination, with sex and familial status tied for third with 6 percent of all discrimination complaints coming from the City of Upland over the last five years.

Revised Draft | OctoberMarch 2022
City of Upland General Plan | Housing Element Page H-117 This data becomes more enlightening when compared to the data reported in 2013 in the Ci ty of Upland’s prior Analysis of Impediments to Fair Housing Choice. For Fiscal Years 2007-2008 through 2011-2012, there were 141 fair housing discrimination complaints during that period. While the total number of discrimination complaints has stayed relatively the same, the nature of those complaints is what is worthy of consideration.

Over that time frame, discrimination based on disability went from 48 percent of all complaints made to IFHMB in the five-year period ending FY 2011-12 to 67 percent of all complaints made to IFHMB in the five-year period ending FY 2017-18. Conversely, allegations of discrimination based on race dropped from 21 percent of all complaints made to IFHMB in the five-year period ending FY 2011-12 to 9 percent of all claims made to IFHMB in the five-year period ending FY 2017-18. No other protected categories saw large shifts in their percentage of the total number of complaints IFHMB has received in the most recent five-year period versus the prior period.

One possible reason for this shift in the nature of discrimination complaints that IFHMB is receiving could be an aging population in the City of Upland. As one member of the community pointed out at one of the community meetings, the neighborhood in which she lived is predominately made up of longer-term residents, many of whom are the first and only owner of the home they live in. As more and more residents of the City of Upland “age in place,” the needs of persons with disabilities will become more pressing.

The Office of Fair Housing and Employment (OFHE) is the federal agency responsible for investigating housing discrimination complaints filed with HUD. HUD annually compiles data on housing discrimination complaints from OFHE and Federal Housing Assistance Programs (FHAP) which are state and local government agencies that enforce fair housing laws. The annual report identifies the types of complaints, any fair housing impediments, OFHE’s progress in addressing the complaints, and HUD’s efforts to promote equal housing choice.

The most recent OFHE report, FHEO Annual Report FY 2017 found a similar percentage of complaints were made based on disability across the nation as was reported in the City of Upland. 59.4 percent of all discrimination complaints made to HUD during the last fiscal year were based on the protected category of disability. Race was second nationally, just as it was in the City of Upland, but the percentage of total complaints was higher nationally than in the City of Upland, 26 percent versus 9 percent respectively.

The Constraints section of this Housing Element describes ways that the City works to address potential impediments to fair housing choice. As noted in Program 19 of the Housing Plan, the City intends to continue to contract with the IFHMB to implement fair housing goals.

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City of Upland General Plan | Housing Element Page H-118 B. Patterns of Integration and Segregation
1) Race and Ethnicity
As seen in Figure C1, the percentage of non-white population in Upland is highest in the southern portion of the city and is similar to the adjacent areas in Montclair and Ontario, while the northern portion of the city has a lower non-white proportion similar to the adjacent areas of Claremont and Rancho Cucamonga. 2) Persons with Disabilities
As shown on Figure C2, the proportion of Upland residents with a disability is similar to adjacent cities and is less than 20% of the population in all areas. There appears to be no significant geographic difference in disability rates.

Additional data regarding the number of people with disabilities by disability type in Upland is provided in Figure H-16 in Chapter 2: Housing Needs. Some individuals may experience more than one type of disability, and some disability types are not recorded for children below a certain age. The California Department of Developmental Services (DDS) estimates that there are approximately 1,547 persons wi th developmental disabilities within the City of Upland.

The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The City of Upland facilitates housing for persons with disabilities through its Reasonable Accommodation procedures and regulations to encourage production of supportive housing.
3) Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns.

Single-parent households are also protected by fair housing law. Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. As discussed in the Housing Needs Assessment, 13.9% of Upland households are female-headed, 6.3% are female-headed and with children, and 0.6% are female-headed and with children under 6. 0 shows the percentage of children living in married couple households in Upland. 4) Income
Income is an important aspect in understanding patterns of segregation. Figure C4 shows that median incomes in Upland are lowest in the southern portions of the city. Lower incomes also appear to correlate with housing problems such as overcrowding and overpayment.

To address the housing challenges faced by Upland’s lower-income residents, the Housing Plan includes several programs that provide financial assistance, encourage construction of new affordable housing, and address issues of discrimination.

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City of Upland General Plan | Housing Element Page H-119 Figure C1. Racial Demographics - Upland

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City of Upland General Plan | Housing Element Page H-120 Figure C2. Population with a Disability – Upland

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City of Upland General Plan | Housing Element Page H-121 Figure C3. Percentage of Children in Married Couple Households – Upland

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City of Upland General Plan | Housing Element Page H-122 Figure C4. Median Income – Upland

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City of Upland General Plan | Housing Element Page H-123 C. Racially/Ethnically Concentrated Areas
1) Racially/Concentrated Areas of Poverty
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of residents are living in poverty. As shown in Figure C5, there are no designated R/ECAP areas in Upland. The nearest R/ECAP areas are in the City of Ontario approximately 1 mile to the south of Upland.

Racially/Concentrated Areas of Affluence
According to the Housing and Community Development AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both sides of the continuum must be examined. While HCD does not provide a standard definition for RCAAs and the HCD Data Viewer does not currently provide RCAA maps, available data regarding the percentage White population and median household income can provid e insight into racially concentrated areas of affluence.

Table C2 compares the median household incomes of White/non-Hispanic residents in Upland and San Bernardino County as a whole to the median incomes for the total population of the city and county. This table shows that in Upland, the median income for non-Hispanic White households is about 29% higher than for the city’s population as a whole. Countywide, the median income for non-Hispanic White households is about 13% higher than for the population as a whole. These data suggest that there is more racial concentration of affluence in Upland that in San Bernardino County as a whole.

Table C2. : Median Household Income by Race – Upland and San Bernardino County
Median Household Income Upland San Bernardino County
White Alone (not Hispanic)
All Households $93,808
$72,782
$71,910
$63,362
Source: U.S. Census ACS 2015-2019
B19013 (all)
B19013H (white alone, not Hispanic)

D. Disparities in Access to Opportunity
1) Overview
California housing law requires cities to analyze disparities in access to opportunity as part of the fair housing assessment. The California Tax Allocation Committee (TCAC) and the California Department of Housing and Community Development (HCD) have developed maps showing access to various types of opportunities such as education, economic, transportation, and environmental indicators. 2) Educational Opportunity
Educational opportunity scores for Upland are shown in Figure C6. As shown in this map, TCAC educational opportunity scores are highest in the northern areas of the city and lowest in the south-central portion of the city.
3) Economic Opportunity
Figure C7 shows economic opportunity areas in Upland as determined by TCAC. As seen in this map, the majority of the city is identified as having high economic opportunity scores.

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City of Upland General Plan | Housing Element Page H-124 Figure C5. Racially/Ethnically Concentrated Areas of Poverty – Upland

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City of Upland General Plan | Housing Element Page H-125 Figure C6. TCAC Educational Opportunity Areas – Upland

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City of Upland General Plan | Housing Element Page H-126 Figure C7. TCAC Economic Opportunity – Upland

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City of Upland General Plan | Housing Element Page H-127 4) Transportation Opportunities
According to the City’s AI, Upland residents enjoy superior access to transportation infrastructure, which includes the Burlington Northern/Santa Fe Railroad and the Upland Metrolink Station; the location of both a local airport (Cable Airport) and an International airport (Ontario Airport); and the traversing of the two major freeways through its boundaries (Interstates 10 and 210). 5) Environmental Opportunity
According to HUD, “The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level.” The Index combines standardized EPA estimates of air quality carcinogenic, respiratory and neurological hazards with indexing census tracts.

Values are inverted and then percentile ranked nationally. Values range from 0 to 100: the higher the index value, the less exposure to toxins harmful to human health; or, put differently, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census tract.

The EPA standardizes its estimates of air quality hazards using the National Air Toxics Assessment (NATA), which is EPA's ongoing review of air toxics in the United States. EPA developed NATA as a screening tool for state, local and tribal air agencies. NATA’s results help these local agencies identify which pollutants, emission sources and places they may wish to study further to better understand any possible risks to public health from air toxics. EPA suggests that local communities use NATA to “prioritize pollutants and emission source types; identify places of interest for further study; get a starting point for local assessments; focus community efforts; inform monitoring programs.” According to EPA, communities have found that using NATA helps “inform and empower citizens to make local decisions about their community’s health. Local projects often improve air quality faster than federal regulations alone.” Although EPA characterizes NATA results as “a snapshot of outdoor air quality with respect to emissions of air toxics,” it nonetheless suggests long-term risks to human health if air toxics emissions are steady over time, including estimates of the cancer risks from breathing air toxics over many years. It also estimates non-cancer health effects for some pollutants, including diesel particulate matter (PM). It is important to note that NATA only includes outdoor sources of pollutants, and its estimates of risk “assume a person breathes these emissions each year over a lifetime (or approximately 70 years). NATA only considers health effects from breathing these air toxics. It ignores indoor hazards, contacting or ingesting toxics, and any other ways people might be exposed.” ( http://www.epa.gov/national-airtoxics-assessment/nata-overviewepa.gov) The Upland AI6 analyzed Environmental Health Index values for various groups within Upland and within the region at large. Across every category, including those results reported for communities below the federal poverty level, Upland scores are significantly lower than those for the region. These lower scores are an indication of significantly greater exposure to cancer risks for City residents and of the potential for elevated non-cancer health effects from pollutants such as diesel particulate matter.

While Whites in Upland score the highest on the Index, at 35.55, their score is 35.92 percent lower than the score for Whites in the region, at 55.48. For Blacks the differential is -37.68 percent (27.56 vs. 44.22); For Hispanics, -33.15 percent (28.33 vs. 42.38). For Asians, the score within the jurisdiction is 17.07 percent lower than that for the region (35.07 vs. 42.29), and Native Americans within the City score 45.70 percent lower (30.54 vs. 56.24). For communities living under the federal poverty level, the jurisdiction compares similarly

6 City of Upland, Analysis of Impediments to Fair Housing Choice 2019-2023, p. II-37

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City of Upland General Plan | Housing Element Page H-128 unfavorably to the region: 32.37 vs. 56.84 for Whites; 20.44 vs. 44.86 for Blacks; 24.12 vs. 42.23 for Hispanics;

31.99 vs. 39.74 for Asians; and 25.67 vs. 50.63 for Native Americans.

The lowest scoring census tracts in Upland are located south of Foothill Boulevard and nearer in proximity to Interstate 10, the rail line, industrial uses and Ontario International Airport. 6) Disadvantaged Communities
Senate Bill 1000 (SB 1000) requires cities with designated disadvantaged communities to include environmental justice goals and policies in the General Plan. Per SB 1000, the California EPA uses CalEnviroScreen, a mapping tool to identify disadvantaged communities. CalEnviroScreen examines various indicators to characterize pollution and socioeconomic factors. As seen in Figure C8 below, the southern portion of the city is classified as a disadvantaged community.

Figure C8. Disadvantaged Communities – Upland

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City of Upland General Plan | Housing Element Page H-129 E. Disproportionate Housing Needs and Displacement Risk The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines “disproportionate housing needs” as “a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.” The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing. In addition, this analysis examines homelessness and displacement risk. 1) Cost Burden (Overpayment)
A household is considered cost-burdened if it spends more than 30 percent of its income in housing costs, including utilities. Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes.

Overpayment is a problem for many Upland residents, particularly for lower-income households. According to recent HUD estimates (Table C3) approximately 6,265 renter households (52% of all renters) and 4,325 owner households (29% of all owners) were paying more than 30% of income for housing. The highest rates of overpayment occur among very-low-income and extremely-low-income households. The impact of housing overpayment on lower income households is particularly significant for special needs populations – seniors, persons with disabilities, and female-headed households with children.

Table C3. Cost Burden by Tenure and Income Category - Upland

As shown in Figure C9, overpayment among renters is most prevalent in the southern portions of the city.

Overpayment among Upland homeowners is highest in the central and southern portions of the city (Figure C10).

The problems of overpayment are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing.

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City of Upland General Plan | Housing Element Page H-130 Figure C9. Renters Overpaying for Housing - Upland

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City of Upland General Plan | Housing Element Page H-131 Figure C10. Homeowners Overpaying for Housing – Upland

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City of Upland General Plan | Housing Element Page H-132 2) Substandard Housing
The age of a housing unit is often an indicator of housing conditions. Housing units without proper maintenance can deteriorate over time. Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.

Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs. Additionally, older units may not be built to current building standards for fire and earthquake safety.

The age of housing units in Upland compared to the SCAG region as a whole is shown in Figure C11.

Approximately 60% of Upland’s housing units were constructed prior to 1980 and are now more than 40 years old. These findings suggest that there may be a substantial need for maintenance and rehabilitation, including remediation of lead-based paint. Based upon field observations of City building inspectors and code enforcement staff, it is estimated there may be 9,000 housing units currently in the City that are in need of substantial rehabilitation. Housing programs to assist lower-income households with needed repairs are described in Chapter 4.

Figure C11. : Age of Housing Units – Upland vs. SCAG Region

3) Overcrowding
“Overcrowding” is defined as a housing unit occupied by more than 1.01 persons per room (excluding kitchens, porches, and hallways). A unit with more than 1.51 occupants per room is considered “severely overcrowded.” The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units. Overcrowding is also related to overpayment, because households may not be able to afford a large enough home to accommodate their needs. Overcrowding can lead to a variety of other problems such as lower educational performance among children, psychological stress and adverse health impacts.

In Upland, the highest rates of overcrowding occur in the southern portion of the city (Figure C12), which are also the areas with higher percentages of minority residents.

The problems of overcrowding are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing and also through financial assistance such as Section 8 vouchers.

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City of Upland General Plan | Housing Element Page H-133 Figure C12. Overcrowded Households – Upland

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City of Upland General Plan | Housing Element Page H-134 4) Homelessness
Persons threatened with homelessness are often those with incomes at 30% of area median income or below who are paying more than 30% of their income for rent. Homeless persons are defined as those who lack a fixed and adequate residence. Homelessness is a pressing issue for many communities, and the varied dimensions involved have implications for housing programs. People who are homeless may be chronically homeless (perhaps due to substance abuse) or situationally homeless resulting from job loss, family strife, incarceration, or violence. Homeless people face critical housing challenges due to their very low incomes and other problems.

Counting the homeless population is problematic due to its transient nature. According to the 2020 San Bernardino County Homeless Count and Subpopulation Survey Report7 there were 44 unsheltered and no sheltered homeless persons in Upland at the time of the survey.

Housing accommodations for homeless people include emergency shelters, navigation centers, transitional housing, and permanent supportive housing. Facilities serving Upland residents are described in Chapter 2:

Housing Needs.
5) Displacement Risk
Displacement refers to any involuntary household move caused by landlord action or market changes.

Displacement can be caused by rising housing costs, insufficient affordable housing opportunities, expiration of affordability covenants, evictions, housing discrimination, or the physical demolition of existing housing to make way for new development.

The Urban Displacement Project at UC Berkeley identifies that are areas vulnerable to displacement. As shown in Figure C13, portions of Upland south of Foothill Boulevard are considered vulnerable to displacement.

Displacement mitigation strategies include tenant protections, physical maintenance and conservation of the existing affordable housing stock, preservation of existing deed-restricted affordable units at-risk of conversion to market-rate, acquisition and rehabilitation of existing housing units, requiring the replacement of existing affordable units demolished as part of redevelopment, and facilitating construction of additional affordable housing. The Housing Plan (Chapter 5) includes programs to implement all of these strategies.

7 https://wp.sbcounty.gov/dbh/sbchp/wp-content/uploads/sites/2/2020/04/2020-SBC-Homeless-Count-Report.pdf

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City of Upland General Plan | Housing Element Page H-135 Figure C13. Vulnerability to Displacement - Upland

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City of Upland General Plan | Housing Element Page H-136

3. Sites Inventory Analysis
The City’s inventory of sites for potential housing is presented in Appendix B. As summarized in Table B -1, the inventory is comprised of approved projects, vacant sites, non-vacant underutilized sites and future ADUs.

The sites analysis shows that as with most cities in the urbanized areas of Southern California, vacant developable land is very rare and underutilized sites provide the majority of future housing capacity.

As illustrated in Figures B-1 through B-4 in Appendix B, the majority of potential sites for housing development are on redevelopment of underutilized sites in the southern portions of the city and the Historic Downtown near the Metrolink rail station. Most of these sites are within areas designated by the TCAC/HCD opportunity maps as Moderate or High Resource (see Figure C14 below).

Because the northern portions of the city are almost completely built-out and are stable neighborhoods, future residential development in those areas during the 2021-2029 planning period is expected to focus on ADUs.

4. Contributing Factors
The Housing Element must include an identification and prioritization of significant contributing factors to segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs. “Fair housing contributing factor” means a factor that creates, contributes to, perpetuates, or increases the severity of one or more fair housing issues. Contributing factors should be based on all the prior efforts and analyses: outreach, assessment of fair housing, and site inventory. Contribut ing factors must also be prioritized in terms of needed impact on fair housing choice and strongly connect to goals and actions.

Through the participation of stakeholders, fair housing advocates, and the assessment of fair housing issues described in this appendix, the City has identified fair housing issues and contributing factors as well as meaningful actions to address those issues as described in Table C4: Fair Housing Issues, Contributing Factors and Meaningful Actions.

5. Goals, Policies and Actions
Based upon the analysis presented above, the City has identified fair housing issues, contributing factors, and meaningful actions that will be taken to address those issues during the planning period. These actions are consistent with the Upland 2019-2023 Analysis of Impediments to Fair Housing Choice.

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City of Upland General Plan | Housing Element Page H-137 Figure C14. TCAC Opportunity Areas Composite Score - Upland

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City of Upland General Plan | Housing Element Page H-139 Table C4. Fair Housing Issues, Contributing Factors and Meaningful Actions Fair Housing Issue Contributing Factor Priority Meaningful Action

1. Transit Access Transit provides elderly residents, low-income residents, youth, and others access to jobs, medical facilities, parks, housing, and public services. Omnitrans, the City’s transit provider, has adopted service standards to ensure an equitable distribution of services. For instance, all areas having a minimum residential density of 3.5 dwelling units per acre or employment density of 10 jobs per acre, as measured over an area of 25 acres, should be provided with a transit service that places 90 percent of residences and jobs within one-half mile of a bus stop. The Omnitrans Short-Range Transit Plan indicated that all
neighborhoods and employment nodes in Upland are well-served.

Closer analysis of Upland’s development patterns in the 2013- 2018 A.I. revealed a then-underserved area. At that time, Omnitrans did not have any bus routes connecting the new Colonies Crossroads commercial development within the Colonies San Antonio Specific Plan area, more specifically the commercial area that includes the Home Depot, LA Fitness, Nordstrom Rack, etc. Omnitrans Route 83 was subsequently modified and now connects with the commercial area. However, there is no fixed route service in the City of Upland north of the 210 Freeway.

High The City will monitor residential and commercial developments that may impact ridership potential for expanded fixed route service north of the 210 Freeway and if any new developments in this area have the potential to generate ridership, the City will share this information with Omnitrans for consideration in future transit planning. (Housing Element Program 19)

2. Discrimination against
Persons with Disabilities
Approximately two-thirds of discrimination complaints in Upland over the last five years were on the basis of physical or mental disability. The high proportion of disability complaints to IFHMB in Upland is consistent with other communities in the area and is also consistent with data at the state and federal level.

Fair housing discrimination on the basis of disability
demonstrates a lack of understanding in the housing industry of the housing rights of persons with disabilities. Disabled persons are particularly experiencing difficulties when requesting reasonable accommodations or modifications from their housing provides. In particular, persons with cognitive disabilities experience significantly more problems with these
accommodations.

This impediment was addressed in the past through fair housing outreach and education; however, given that two-thirds of all fair housing complaints received locally are on the basis of disability, this impediment remains a priority.

High The Upland Development Services Department and IFHMB will continue providing educational opportunities for property owners, property managers, and residents in Upland concerning the law as it pertains to reasonable accommodations and reasonable modifications. The City will contract with IFHMB to provide two workshops per year in the City, with one workshop per year serving as a general introduction to fair housing laws and possible discrimination, and one workshop each year being specifically focused on housing issues faced by persons with disabilities and the reasonable accommodation and modification processes. The City will also contract with IFHMB at least once during the planning period to fund matched pair testing in Upland to address issues of possible discrimination based on disability as well as race, familial status, national origin, disability and other protected categories. (Housing Element Program 19)

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City of Upland General Plan | Housing Element Page H-140 Fair Housing Issue Contributing Factor Priority Meaningful Action

3. Lack of Rental Housing
Opportunities in
Northern Upland
Examination of the General Plan Land Use Map and Zoning Map and comparison to Affirmatively Furthering Fair Housing Data and Mapping Tool (AFFH-T) maps illustrating the tenure of occupied housing units geographically reveals that tenure is consistent with land use and zoning in Upland. In the Census Tracts north of Foothill Boulevard, between 68.4 and 81.43 percent of housing units are owner-occupied. In the Census Tracts north of Baseline Avenue, between 81.43 and 100 percent of housing units are owner occupied. South of Foothill Boulevard, only 33.51 percent of the housing units are owner-occupied in most Census Tracts.

HUD AFFH data suggests that northern Upland is characterized by higher performing schools and relatively less exposure to poverty.

Therefore, the limited rental housing opportunities in the northern portion of the city is a contributing factor and an impediment to fair housing.

High To foster development of a balanced community that provides access to a diverse array of housing opportunities for all Upland residents including members of protected classes, the City will seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi-family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed use and flexible residential uses are currently allowable. (Housing Element Programs 5 and 19)

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City of Upland General Plan | Housing Element Page H-141 Appendix D Public Comments

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City of Upland General Plan | Housing Element Page H-142

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City of Upland General Plan | Housing Element Page H-147

Item No. 12.A.

PUBLIC WORKS COMMITTEE MEETING
OCTOBER 11, 2022
**********

CONCLUSION/ACTION SUMMARY

In attendance: Committee Chairperson Maust, Committee Member Zuniga, Citizen Advisory Members Hoss, and Rubio, Public Works Director Yu, Engineering Manager Critchfield, Principal Engineer French, Traffic Engineer Tai, Environmental Quality Administrator deMoet, Management Analyst Garcia.

Absent: Citizen Advisory Member Breitling

CALL TO ORDER AT 5:09 PM

1) ORAL COMMUNICATIONS,

Wesley Menke spoke to the Committee regarding his request for a traffic signal light to be installed at intersection of Euclid Ave and 21st St.

2) CAPITAL IMPROVEMENT PROGRAM PROJECT UPDATE, Engineering Manager Critchfield gave a presentation on Capital Improvement Projects that are currently under design, or in construction and highlighted the project completion of the Citywide Alley Improvement-Phase 1. The Committee received and filed the presentation.

3) FINAL DRAFT OF THE LOCAL ROAD SAFETY PLAN, Clyde Prem from KOA Consulting gave a presentation via Zoom on the draft final Local Road Safety Plan (LRSP) and Traffic Engineer Tai updated the City’s application of a Highway Safety Improvement Program (HSIP) Grant. The Committee received and filed the presentation.

4) NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT UPDATE, Environmental Quality Administrator deMoet gave a presentation on update and impacts to the proposed National Pollution Discharge Elimination System (NPDES) permit. The Committee received and filed the presentation.

ADJOURN AT 6:18 PM

Public Works Committee Meeting
October 11, 2022
5:00 P M
Carnegie Building, 123 East D Street
***************

1.C A L L TO O R D E R A ND R O L L C A L L

2.O R A L C O MMUNI C AT I O NS

3.C A P I TA L I MP R O V E ME NT P R O G R A M P R O J E C T S UP D AT E

4.F I NA L D R A F T O F T HE L O C A L R O A D S A F E T Y P L A N

5.NAT I O NA L P O L L UT I O N D I S C HA R G E E L I MI NAT I O N S YS T E M (NP D E S )

P E R MI T UP D AT E
NOT E: A ll Agenda items and back-up materials are available for public review at the U pland P ublic Library, downstairs reference desk at 450 N orth E uclid Avenue, the C ity C lerk's O ffice at 460 N orth E uclid Avenue and the C ity website at www.uplandca.gov .

I n compliance with the A mericans with D isabilities Act, if you need special assistance to participate in this meeting, please contact the C ity C lerk's Office at 909.931.4120. N otification 48 hours prior to the meeting will enable the C ity to make reasonable arrangements to ensure accessibility to this meeting. [28 C F R

35.102-35.104 A DA Title I I ]

P O S T I N G S T A T E M E N T : O n O ct o b e r 6 , 2 0 2 2 , a t rue a nd co rre ct co p y o f t h i s a g e n d a w a s p o s t e d a t 123 E . D S t re e t (C a rne g i e B u i l d i ng ), o n t he b ul l e t i n b o a rd s a t 450 N . E ucl i d A ve nue (U p l a n d P ub l i c L i b ra ry), 4 6 0 N . E u cl i d Ave n u e (U p l a nd C i t y H a l l ), a n d o n t he C i t y's w e b s i t e a t w w w.u p l a nd ca .g o v

The full packet for the Public Works Committee
meeting can be viewed on our website at:

https://www.uplandca.gov/public-works-
committee

You may also view the video of the meeting at:

https://uplandca.gov/council-meeting-
broadcasts

(choose the tab for “other archived meetings”
to locate the meeting video)