Agenda packet, joint meeting — Upland City Council, September 23, 2024 (part 6 of 7)

May 2024
Name of Program Objective Timeframe in Status of Program Implementation H.E
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.

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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.

Housing Allocation
California General Plan law requires that a community plan for an adequate number of sites to allow for and facilitate production of its share of the regional housing need. Each jurisdiction must identify"adequate sites" to determine whether that jurisdiction has sufficient land to accommodate its share of regional housing needs for each income level.As defined under California Government Code Section 655839(c)(1),adequate sites are those with appropriate zoning and development standards, and with services and facilities to encourage and provide for the development of a variety of housing for all income levels. As shown in the table below, the RHNA for the 2021-2029 (6th Cycle) planning period is 5,686 units. Broken down by income level, the allocation is 1,584 very low-,959 low-, 1,013 moderate-,and 2,130 above-moderate units.

Table B1. RHNA Allocation
Abo
Very Low Moderate Tot
Moderate
RHNA 1584 959 1013 2130 5,686
No Net Loss Buffer
Recent changes to State law,including Senate Bill 166,require cities to continually maintain adequate capacity in their sites inventories to meet their RHNA for all income levels. In the event that a site is developed below the density or at a different income than projected in the Housing Element,the City must have adequate sites available to accommodate the remaining balance of the RHNA.If the City does not have any additional capacity within the existing zoning it must identify and rezone for new sites that can accommodate the remaining need.

For these reasons, the City is including an additional buffer of 15 percent above the unmet RHNA in each category.Table B-2 below identifies the total target capacity based on the RHNA plus 15 percent of any unmet RHNA.As shown,the pipeline projects (Row B)and projected ADUs (Row C) are subtracted from the RHNA (Row A) to determine the unmet RHNA (Row D). The unmet RHNA is then multiplied by 15 percent (Row E).Row F sums the RHNA(Row A) and the 15 percent of the unmet RHNA(Row E) to show the total target sites capacity.

Table B2. Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA) Very ow Moderate Above
Type Income Low Income Income Moderate Total
Income
A RHNA 1,584 959 1,013 2,130 5,686 City of Upland General Plan Housing Element Page H-91

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Ximih Very Low Moderate Above
Type Income Low Income Income Moderate Total
Mai a Income
Completed,
B Approved,and 240 19 - 1,331 1,590
Proposed — — -
Projects
C ADUs 82 125 125 28 360
Unmet RHNA
D 1,262 815 888 771 3,736 (A-B-C) — —
Target Buffer
E (15%of Unmet 190 123 134 116 563 RHNA)
Unmet RHNA+
F Target Buffer 1,452 940 1,022 885 4,299 (D+E)
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 B3 below. The City is relying on a combination of completed, approved, and proposed projects, ADUs, vacant, and non- vacant sites to meet the RHNA.

Table B3. Ability to Meet the RHNA
1111 Very Low Moderate Above
Type Income Low Income Income Moderate Total
AIL iL Inrnm
RHNA
A 1,584 959 1,013 2,130 5,686 Assessment
Completed,
B Approved,and 240 19 - 1,331 1,590
Proposed -
Prolects
C ADUs 82 125 125 28 360
Unmet RHNA
D 1,262 815 888 771 3,736 (A-B-C)
Vacant
E Opportunity Site 199 133 135 133 600 Capacity
Non-Vacant
F Opportunity Site 1,312 858 935 822 3,927 Capacity
G Opportunity Site 1,511 991 1,070 955 4,527 Capacity(E+F) — —
H Total Capacity 1,833 1,135 1,195 2,314 6,477 (B+C+ G)
Surplus of units
J beyond RHNA+ 59 53 48 68 228
buffer
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Realistic Capacity
State law requires that a jurisdiction project realistic estimates for housing capacity on its RHNA sites. The realistic capacity of sites may be calculated using recent project history,a minimum density,or other methods.

As a majority of growth is expected to take the form of multifamily housing, recently constructed multifamily projects were reviewed to understand and establish historical trends for multifamily housing development in the City.The realistic capacity calculation also takes into account recent inquiries and permits for uses in zones that allow mixed-use or stand-alone commercial uses.

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 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.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 City of Upland General Plan Housing Element Page H-93

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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.

Table B4 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 B4. Residential Developments in Mixed Use and Non-Residential Zones Non- Allowable Project Density #of
Project Project Type Zoning District residential Density (%of max) units uses allowed? (du/ac)
6 Unit Apartments Apartments B/R-MU Yes 20 15 6 (San Antonio) (75%)
Alta Apartments Apartments PA-4 of Colonies SP Yes 62 46.9 203 (76%)
11th&Central Mixed Use Live-Work C/I-MU Yes 20 17.5 78 (88%)
Mt.Fuji(GFR) Condominiums C/R-MU Yes 20 14.4 37 (72%)
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.
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• 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. •
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• 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. • A 32-unit attached townhome development within four 3-story buildings was approved at a density of 32 units/acre in the Historic Downtown Upland Specific Plan near the Metrolink Station. The site involves the consolidation of 6 separate parcels totaling approximately 1 acre. • The City has received 2 applications for 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.

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A parcel-specific list of vacant sites with potential for housing development is provided in Table B10.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 1/2 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 1/2 acre are assigned to either the moderate or above-moderate category.

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 B8). 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.

Size
No sites larger than 10 acres are included in the inventory of lower-income sites.

Sites Smaller than 0.5 acres.Pursuant to Government Code 65583.2(c) sites smaller than 0.5 acre are assigned to the moderate- or above-moderate categories,with the exception of two groups of contiguous parcels. For both groups of parcels, the total acreage of each group of sites is over 0.5 acres, and they are functionally developable as one parcel.

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For parcel group one, all of the parcels have the same owner, are currently vacant, and are contiguous in a normal,rectangular shape.Parcel group two is much larger and contains 13 parcels in a contiguous,rectangular block. Two parcels are larger than 0.5 acres,nine parcels are each 0.4 acres, and two parcels are 0.2 acres. Of the thirteen parcels,seven have a singular owner(3.33 acres).Two parcels are owned by a singular owner(0.81 acres), and the other four parcels have separate owners. The group of 13 parcels could be developed as a singular or multiple projects,and the size of the parcels will not preclude their development.

To assist in lot consolidation, the City is included Program 15,which includes expedited process, fee waivers for lot consolidation projects for affordable or special needs households, proactive outreach regarding lot consolidation opportunities,and technical assistance with lot consolidation.

Table B5. Small Sites
ID of #of Assumed
Owners Parcels Capacity
104660105, 104660112, 104660113, 104660114,
1 104660101, 104660102, 104660103, 104660104, 1.63 One 11 60 104660106, 104660107, 104660115
104633313, 104633308, 104633307, 104633306,
2 104633309, 104633305, 104633310, 104633304, 5.35 Six 13 133 104633301, 104633311,
104633303, 104633312, 104633302
Additionally,the City has seen a trend of interest in residential development on small lots that are consolidated.

There have been multiple, recent projects where a singular owner purchased multiple, contiguous parcels for the purpose of developing multifamily residential uses.This includes both vacant and non-vacant lots and lots with one and multiple owners.This also includes both market rate and affordable housing.Recent inquiries and applications include the following:
• An application for the development of 19 multi-family units,including 2 affordable units,on 0.64 total acres,and the consolidation of 3 lots with two separate owners. • Consolidation of four lots,including one lot smaller than 0.5 acres,for development of residential units on 5.86 total acres
• Interest on consolidating twelve parcels totaling 1.96 acres for the development of approximately 61 units.
• Five separate owners of nine contiguous properties totaling 3 acres are seeking to sell the land to a single developer for multi-family residential development. • Consolidation of four, non-vacant lots all smaller than 0.5 acres into one for the development of 84 multi-family units, including 12 affordable units. Uses on these lots include a contractor office and storage and are similar to the uses in parcel cluster 3. The parcels total 1.37 acres. These small sites were formerly on the RHNA sites inventory list and are now a pending project.

The RHNA sites inventory also includes 18 City-owned parcels in the RHNA inventory, totaling 2.94 acres.

The lots are all smaller than 0.5 acres; however, they are in clusters that can be consolidated and all owned by the City.The City is planning on declaring the parcels surplus with the intent of developing affordable housing on them during the planning period. Parcels that are adjacent to each other are already functioning as one use.

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Each lot has several parcels that can be consolidated and considered as one site for the purposes of the RHNA and thus are appropriate for lower-income housing. There is a total of 96 units (44 lower, 52 moderate) projected on the parking lots for the purposes of meeting the RHNA. Each parking lot is larger than 0.5 acres after consolidation with the exception of Lots E and F. All lots are entirely contiguous. Program 6 details the timeline and goals for the development of the City-owned parking lots. • Parking Lot A:A 0.6-acre site consisting of three parcels total • Parking Lot B:A 0.52-acre site consisting of two parcels • Parking Lot C:A 0.56-acre site consisting of three parcels • Parking Lot D:A 0.75-acre site consisting of nine parcels • Parking Lot E:A 0.33-acre site consisting of two parcels. • Parking Lot F:A 0.17-acre parcel that is diagonal from Lot C,and may be consolidated with Lot C for the purposes of development.

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.There are four sites that have a capacity of 216 moderate income units that fall within the Very High Fire Hazard Severity Zones as well as three pending projects,therefore,the location of the RHNA sites within the Fire Hazard Severity Zone would not preclude or impact the development of these sites.

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.

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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.

Ability to Meet the RHNA
Approved Projects
Per the HCD Sites Inventory Guidebook,the City may credit sites that have been proposed,approved,or given a certificate of occupancy since the beginning of the RHNA projection period.4 The City is including 1,590 units towards the RHNA,240 very low income units, 19 low income units,and 1,331 above moderate income units.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 B6.The City works closely with applicants, owners, and developers to monitor progress and updates on pending projects.In October 2023,staff contacted each applicant to discuss progress and ensure that each project would be completed during the planning period; all projects are anticipated to be completed during the planning period.A status update for each project is provided in Table B6.

All units are anticipated to be completed in the planning period. The City will monitor the actual units constructed and income/affordability when the projects are developed.If the projects are not developed or are developed with fewer RHNA units than anticipated, the City will identify additional RHNA sites needed to make up the loss (see Program 6)_
There are 259 lower-income units counted towards the RHNA.The units are listed below. All units will all be deed restricted to maintain their affordability.
• Twelve lower income units in an 84-unit proposed project utilizing state density bonus law. The project developer is utilizing a density bonus to achieve the desired density of 60 du/ac,and to overcome some development standards. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for 55 years. 4 HCD Sites Inventory Guidebook https://www.hcd.ca.gov/community-development/housing- element/docs/sites_inventory_memo_fina106102020.pdf
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• Four very-low income units in a 24-units project.The project developer is utilizing a density bonus to achieve the desired density of 25 du/ac. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years. • Five very-low income units as a part of a 32-unit project.Five very-low income,for sale,units as a part of a 32-unit project. The project site was owned by the City of Upland and was declared surplus property in 2022. The property was subsequently sold to a developer with the requirement that 15% of the project units (5 total) be affordable.
• Ninety-three very low income units on SANBAG owned property.The project developer is utilizing a density bonus to achieve the desired density of 82 du/ac. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.
• Eighty-one very low income units developed on SANBAG owned property. The project developer is utilizing a density bonus to achieve the desired density of 69 du/acre. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.
• Sixty-two very low income units as a part of a 251-unit project. The project developer is utilizing a density bonus to achieve the desired density of 43 du/ac. This results in a density bonus agreement. conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.
• Two low income units as a part of a 19-unit density bonus project.The project developer is utilizing a density bonus to achieve the desired density of 23 du/ac. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.

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Table B6. Approved Projects
Project
Non- Vacant or Allowable Density Status Zoning residential Non-vacant Density (%of Above Total Project Product Type District allowed? Site? (du/ac) max) Lower Moderate Moderate Units ATI Packing Apartments Historic Downtown Yes Vacant 55 51.4 111 111 Currently project is in building plan check, House Apts Upland SP(Citrus (93%) Development Services Staff waiting on resubmittal.

Trans.District)
Sage At 9th Townhomes RM-20 No Vacant 20 16.4 26 26 Project Completed 1.29.24 Phase 2 (82%)
Sage At 9th Townhomes RM-20 No Vacant 20 15.2 28 28 Completed September 2021.

Phase 1 _ _ (76%)
Enclave SP 76 Townhomes Enclave Specific No Vacant 20 12.2 192 192 Completion anticipated in 4th quarter 2023. 116 SFR Plan (61%)
Mesa Court Apartments RM-30 No Vacant 30 21.6 54 54 This project is currently in Plan Check,with some Apts (72%) permits approved,including numerous building permits,parcel map and grading plans as of 2022.

Applicant intends to start construction in late 2024 or early 2025.Email Received from applicant with
anticipated timeline.
7th Street Apartments RM-20 No Vacant 20 20.1 64 64 1st quarter,2025.Project Currently in Plan Check.

Apts(KIVA) (108%) Applicant currently preparing resubmittal plans and working to complete a site clean-up plan with DTSE.

Applicant intends to start construction 1st quarter 2025.

Applicant provided email with timeline.

San Antonio Apartments B-R/MU Yes Non-Vacant 20 13.3 6 6 Completed August 2022.

Apts(Mario (67%)
Sosa)
Sycamore 83 Townhomes Park View Specific No Vacant(Under 13.4 10.6 176 176 All units completed by February 2022.

Hills PA3 93 SFR Plan(Planning Construction) (79%) Area 3)
Crestwood SFD RS-20 No Vacant 0-4 N/A 4 4 Completed December to November 2021.

Homes
Individual SFR+ADU+JADU Various No N/A 3 3 Plans Under Review.Staff expects to issue permits SFD towards the end of 2023,early 2024.

Individual SFR+ADU Various No N/A 2 2 Plans in plan check.Staff expects applicants to pull SFD permits in 1st Q 2024.

Villa Serena SFR Villa Serena SP No Vacant 10.6 65 65 Entitlements are expected to be approved 4th Quarter of 2024,with construction starting shortly after.Many
of the plans have been reviewed and are ready for
approval,including the grading plans,utility plans,and
construction is expected to begin within 6 months after entitlement approval.Applicant timeline received.

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1.11111 Project
Non- Vacant or Allowable Density tatus Zoning residential Non-vacant Density (%of Above Total Project Product Type District allowed? Site? (dulac) max) Lower Moderate Moderate Units Colonies PA4 Condo Colonies SP(PA 4- Yes Vacant 62 46.9 60 60 Applicant contacted Development Services Director.

Mixed Use Zone) (76%) Application anticipates construction starting in 2025, and completion in 2026 or 2027.

Alta Apts Apartments Colonies SP(PA 4- Yes Vacant 62 46.9 106 106 Completed August 2021.

Mixed Use Zone) (76%)
A Street Apts Apartments RM-20 No Vacant 20 20.0 4 4 4th quarter,2024.Permits are nearly ready for (100%) Issuance.Plans have been reviewed,and Building staff is waiting for minor corrections.

Colonies- Townhome Colonies SP No Vacant 24 15.7 12 12 Completed Aug-Sep 2021.

Watt (65%)
Individual SFD Various Yes Vacant 0-4 N/A 2 2 Completed.July 2022.

SFD
11th Ave Apts Apartments RM-20 No Vacant 20 14.6 6 Under Construction.Anticipated completion July 2024. (73%)
Lennar SFR Upland Crossing No Non-vacant 12-20 15 12 Completed August 2021.

Remainder
Units
Individual SFR RS-7.5 No Non-Vacant 4—10 1 1 Completed April 2023 SFD
MFR Citrus Yes Non-Vacant 55 69 93 93 3rd quarter,2025.staff is currently reviewing Transportation (127%) entitlements,which are expected to be approved by SBCTA the end of 2023,or 1st quarter 2024.Applicant Property anticipates starting construction in Q1 2025,and completion in Q3 2026.applicant provided email for
timeline.

MFR Citrus Yes Non-Vacant 55 70 81 81 3rd quarter,2025.staff is currently reviewing Transportation (127%) entitlements,which are expected to be approved by SBCTA the end of 2023,or 1st quarter 2024. Applicant Property 2 anticipates starting construction in Q1 2025,and completion in Q3 2026.applicant provided email for
timeline.
104659108 Townhomes Old Townlst Street Yes Non-Vacant 55 32(58%) 5 27 32 The Planning Commission approved entitlements on 104659109 Overlay October 25,2023,Applicant intends to start 104659110 construction in June 2024,and complete the project 104659111 within 18 months,completing the project in Q4 2025. 104659112
104659113
104634102 Apartments RM-20 No Non-Vacant 20 24 4 20 24 3rd Quarter,2025. (141%)
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1.11111 Project
Non- Vacant or Allowable Density Stat Zoning residential Non-vacant Density (%of Above Total Project Product Type District allowed? Site? (du/ac) max) Lower Moderate Moderate Units Townhomes Multi-Family Senior Vacs.. 25 17(66;- 8 1st Quarter,2026.Staff is in discussions to sell the 104643325 Housing property to Crestwood Communities for the development of 8 units.The PSA is currently being
prepared.
100718101 Apartments PB Yes Vacant 40* 42 62 189 251 2nd Quarter,2027.Staff will be making Zone changes 104632143 in 2025 as required by the Housing Element which will 100718102 allow for this project.The applicant is expected to 100718103 submit for entitlements in 2024,with approval in 2025. 100718104 This results in a reasonable construction time of 1.5 to 2 years.

SFR LI Yes Non-Vacant 15 13(87%) 64 4th quarter,2024.Staff has issued permits for the 104648114 project and construction has begun as of October 2023.Applicant anticipates completing the project
within 1 to 1.5 years
100746121 MFR B/R-MU Yes Non-vacant 40** 29(72%) 2 17 19 Staff has received an application on 10/25/23 for the 100746122 development of 19 multi-family units,and the 100746112 consolidation of 3 lots.
100743106 MFR,Affordable B/R-MU Yes Non-vacant 40** 61 12 72 84 Single property owner has merged all four lots,and 100743110 Housing (153%) has provided preliminary plans for an 84-unit project 100743109 including approximately 12 affordable units.Application 100743108 received 11/20/23.

Totals 257 - 1,333 1590
Source:City of Upland,12/18/2023
*City to create new RM-40 Residential Multi-Family High zone on this site and others. **B/R-MU parcels in this area will be subject to a high density transit overlay,allowing densities up to 40 du/acre City of Upland General Plan 1 Housing Element Page I1-103

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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:

Table B7. ADU Income Distribution
Very Low _ Low 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
• 2022: 95 units
• 2023 (through December): 48 units
This 6-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 45 ADUs per year (total of 360 during the 8-year planning period) will be produced in the income categories shown in-Table B7 above.

Vacant Sites
As part of the sites inventory analysis,vacant residential land was identified throughout the City.A portion of the RHNA will be met on vacant land that is zoned for residential use. Per HCD's Housing Element Sites Inventory Guidebook, a vacant site is one "without any houses, offices, buildings, or other significant improvements [...] or structures on a property that are permanent and add significantly to the value of the property." The estimated capacity of vacant sites is based on the densities allowed in the City's General Plan and zoning regulations and have been adjusted to account for development that may be proposed at lower than the maximum allowable densities based on market conditions. As noted above, the potential yield is assumed to be 80% of the allowable density for residential zones and 50%of the maximum density for mixed-use zones.These assumed densities are intended to portray the typical density of residential development,accounting for development standards such as lot coverage requirements, parking, setbacks,open space,infrastructure,and public facilities.

The City is including 600 total units on vacant sites, 199 very low, 133 low, 135 moderate, and 133 above moderate income units.
https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527 City of Upland General Plan Housing Element Page H-104

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Non-Vacant Sites
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. The City is relying on non-vacant sites to meet 1,745 of the 2,543 lower-income RHNA units (68%).

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).

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.

The following analysis of non-vacant sites compares the sites directly to recent development trends in the City,illustrating that, based on substantial evidence the existing uses of the sites do not impede additional residential development on these sites.

Non-Vacant Trend Sites
To understand development trends and aid in the non-vacant site selection process, recently developed sites, pipeline projects,and sites with developer/property owner interest in residential development were reviewed.Ten recent projects were reviewed. Table B8 provides a summary of these sites, including their zoning, year built, previous use, floor area ratio, and land-improvement ratio. These ten non-vacant trend sites concretely demonstrate that there is a market for housing in Upland,illustrate the market trends and site characteristics of recent residential projects in Upland,and provide examples upon which to compare the non-vacant sites in the RHNA inventory.

A review of these non-vacant trend sites shows a set of characteristics that the sites have in common.Understanding the commonalities between recently developed sites helps establish a set of characteristics that can be used to establish thresholds for the non-vacant sites in the inventory.The recently developed sites share the following characteristics:
• A building age over 40 years old.
• A wide range of LIRs,from 0.34 to 50.
• Similar non-vacant uses among projects. Most of the trend sites included similar residential, and light industrial uses. Uses include parking lots, residential, both single and multi-family, and commercial buildings. Light industrial uses include boat repair,industrial buildings,warehouses,contractor storage,and lumberyards.

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Table B8. Development Trends on Underutilized Sites
No. Previous Use
Project/Address Current
# Project Type of Density Zoning Year (APN) Units Built FAR Description Status 1 401 A Street Apartments 111 48.3 Citrus Transportation District, 1960s 0.00 N/A Parking Lot Approved (0146 582 13 to 20) Historic Downtown Upland SP Entitlement 708 Mesa Court 1961- Apartments(6 units Approved (1046-102-13) Apartments 60 15.8 RM-30 1963 0.23 0.51 demolished) Construction Plans
1332,1336,and 1344 1940 Three SFRs,Boat Repair 3 E.9th Street Townhomes 26 16.4 RM-20 -1978 0.25 1.59 Facility Completed (1046-501-07,08,09)
4 1252.E 7th Street Apartments 66 20.8 RM-20 1969 0.15 50 Industrial Building Approved (1047-181-02) _ Entitlement
5 1400 E.Arrow Rte(1046-481-14) Condominiums 64 13.1 Proposed Zone Change from 1956 0.11 0.34 Lumber Yard Applications Light Industrial to SP under review
167 S.Sultana Avenue(1046-604-03 Citrus Transportation District, 1947- 2 Industrial Warehouses and Preliminary 6 to 08) Apartments 141 54.9 Historic Downtown Upland SP 1957 0.32 31.5 Residential(Fourplex,Duplex, Review and two SFRs)
Apartments with 5 Old Town District(1st Avenue Approved 7 105 N. 1stStreet Low Income Units 32 29.3 Overlay),Historic Downtown 1908 0.05 City-owned Commercial Building Entitlement Upland SP
Former lumber and hardware
Citrus Transportation District, 1948 store and former smudge pot 8 SANBAG Affordable Housing Affordable Housing 174 69 Historic Downtown Upland SP 1959 N/A N/A factory;industrial buildings Under Review removed between 2012-2014
and 2018-2020.
9 104634102/649 W.Vernon Drive Apartments 24 50 RM-20 1940s 0.04 0.54 Single family residential and Under Review related structures
10 1910 Huntington Drive Apartments, 84 1.37 B/R-MU 1940s 0.06 0.99 Industrial structure and storage Under Review Affordable Housing yard
City of Upland General Plan 1 Housing Element Page H-106

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Non-Vacant Site Selection Criteria
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.

Based on the trends of redevelopment of non-vacant sites in Upland outlined above a set of criteria was used for evaluating the redevelopment potential of sites and selecting RHNA sites. Criteria include building age,LIR,and a similar type of non-vacant use. Note that not every trend site meets all characteristics identified, but that all sites included are appropriate for redevelopment.All sites have similar uses to recent projects that were developed in the City, and can be directly compared to these trends.

In addition to the trends identified from the ten non-vacant site examples, other considerations were made in selecting the RHNA sites,as follows:
• 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 land-to-improvement(LIR)value ratio,buildings more than 40 years old, signs of deferred maintenance or deterioration, or low site utilization (i.e., current building floor area compared to market potential).
• Proximity to public transportation, employment and educational opportunities, and urban services such as shopping, medical facilities and parks. The City considered if a site was within 1/2 mile of a high quality transit stop.
• 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 City has reviewed the properties and is not aware of any leases on underutilized sites that would prevent housing development during the planning period.

The following section provides further detail on each of the non-vacant sites identified in the inventory.The non-vacant sites were selected based on their existing uses,capacity for residential redevelopment,and their high potential for short- term redevelopment.The non-vacant sites are described in geographic clusters;however,all of the clusters have the same set of similar uses,single family residential,light industrial including automotive,storage,and contractor uses,and limited office uses. Each of the clusters of sites have at least four of the five characteristics on aggregate that suggest suitability and favorable conditions for redevelopment within the planning period.

An evaluation of each of the 291 non-vacant sites is provided in Table B9. Each site is evaluated against the five criteria listed below.All 291 of the sites meet a majority, at least three of the five, criteria. 270 sites meet at least four of the five criteria. 110 of the sites meet all five of the five criteria. The table shows the value for each of the criteria and if the site meets the threshold the cell has been filled in green.

The criteria used to illustrate the strong redevelopment potential for the non-vacant sites are as follows:

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A. Significantly Underdeveloped. (LIR> 0.44).Land-improvement ratios were calculated and considered in site selection. Typically, a newly improved site will have a ratio of well under 0.2, or where the improvements are valued at five times the value of the land.For the identified clusters of sites,the average LIR is greater than 0.44.

This threshold is based on a review of the ten trend sites. The trends sites had a wide range LIRs from 0.34 to

50. Four of the ten sites had LIRs under 1. Of the 291 non-vacant sites,243 of them have an LIR greater than

0.44. B. Building Age. The majority of structures are older than 40 years. This threshold was determined by reviewing the ten trend sites.All of the trend sites had structures that were at least 40 years old.

C. Similar Types of Non-Vacant Uses. The non-vacant sites existing uses are similar to those in the identified trend sites. Trend sites had a wide variety of residential,industrial, and commercial uses. Some sites included a mix of uses on a single site. Four of the ten sites included residential uses included single and multi-family uses.

Six of the ten trends sites included an industrial use, such as lumber yards, boat repair facilities, a smudge pot factory, and industrial yards.Two sites had commercial uses,including a hardware store. One former use was a parking lot. Sites in the inventory were reviewed for their existing use. A similar use to trend sites includes residential (single or 2-3 units),industrial uses (storage yards, automotive or boating facilities), commercial, and parking lots.In Table B9,the currently use of the parcel is shown.The general category is given and more specific use follows. If a site has a use of"Other"is it not considered to be similar to the trend sites;there are only two sites that have this use. One is the National Guard Center that the federal government has noticed will be disposed (described in detail below). The other is landscaping, and has no buildings. If it is a similar use to the trend sites,it is shown in green. Of the 291 sites,289 of the sites have similar uses to the trend sites.Many of the trend sites are redevelopment in areas that are identified in the sites inventory(as seen in the geographic clusters outlined below) and as such,have similar uses.

D. Adjacent to Services.Sites were reviewed for their location within one mile of services such as daycares,grocery stores,medical centers, and schools. If a site is within one mile of any of these services,it is shown as green in Table B9. All of the non-vacant sites are within one mile of at least two of the listed services (daycares, stores, medical centers,schools).

E. Within 1/2 Mile of High Quality Transit.The analysis identifies whether a site is within 1/2 mile of a Metrolink Station. There are two Metrolink Stations that are either in or within 1/2 mile of Upland. The Montclair Transcenter(Metrolink station) is just to the southwest of the City.Two of the clusters,the Western Cluster and Mixed-Use Cluster,have sites that are within 1/2 mile of the Montclair Transcenter.The Upland Metrolink station is located in the Historic Downtown Specific Plan Area. Sites in the Historic Downtown Specific Plan and East of Downtown clusters have sites that are within 1/2 mile of the Metrolink Station. A total of 148 of the sites are located within 1/2 mile of either of the Metrolink Stations.

SITE CLUSTER —
(Services) (Transit)
Western Cluster J ✓ J J J*
Mix-Use Cluster
San Antonio and 9th ✓ ✓ J
Historic Downtown Specific Plan ✓ ✓ J J J East of Downtown ✓ J J ✓ ✓*
City of Upland General Plan Housing Element Page H-108

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D E
(Services) (Transit)
Other:Single Family ✓ ✓ ✓ J
Other: Light Industrial and J ✓ ✓ J ✓* Commercial — — — —*Some but not all of the parcels are within Y2 mile of a Metrolink Station.

Interest in Development on RHNA Sites
In addition to the similarities to recent projects as noted above,the City has received interest in developing on a number of sites included in the RHNA inventory.This further demonstrates the feasibility of the sites in the RHNA inventory.This includes the following:
• Staff has received an application on 10/25/23 for the development of 19 multi-family units on 0.64 acres,and the consolidation of 3 vacant lots previously include in the sites inventory. • Staff has met with one potential developer who has made an offer on a RHNA site that is for sale,and is aiming to purchase three adjacent RHNA sites to consolidate the lots for a multi-family residential project.

Three parcels are vacant and the fourth is currently used for commercial fueling. • Staff have met with owners of two adjacent sites regarding the development of senior housing on two sites totaling 5.6 acres.The site is currently a plant nursery.The owners have expressed support for 40 du/ac on the site to staff in meetings and at public hearings.
• Interest on consolidating twelve parcels totaling 1.96 acres for the development of approximately 61 units. • Five separate owners of nine contiguous properties totaling 3 acres are seeking to sell the land to a single developer for multi-family residential development. Staff has received support for increased density on the parcels.The land currently has industrial uses including a termite company,contractor's yard,and automotive uses.
• Consolidation of four,non-vacant lots all smaller than 0.5 acres into one for the development of 84 multi- family units,including 12 affordable units. Uses on these lots include a contractor office and storage and are similar to the uses in parcel cluster 3.The parcels total 1.37 acres and were previously included in the RHNA inventory.
• Request from a property owner to include their 2.86 acre site in the inventory and rezone to allow high density so that multi-family housing can be developed on the site.

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Non-Vacant Site Descriptions
Western Cluster
The western cluster consists of 15 contiguous parcels, 13 of r _ which are non-vacant. The City is upzoning the 3.64 acre ` `� I 0 t fm!lill ,.
cluster ofparcels to have a maximum densityof 30 unitsper -- 4 - — �'"*`• h► .T— . r.,,,, .• -
acre. The cluster has a projected realistic capacity for 89 total i .1 ) f 1 a. ' TA.y alerunits, including 11 on the vacant parcels. The non-vacant k _ ��9 . 4 —yt• 1. 1-
parcels are single-family parcels. The capacity is a mixture of > ; -1 income levels including 43 lower-income units, 25 moderateot V is,1 F r`" 1--f'�ry.ra j� r1 units, and 21 above moderate units. The sites could beAna developed together or individually. The single-family homes - "d am w inr Si• I
were built prior to 1938. Upzoning this aging single-family A �/ ,;itilifir4, a- 'Pi housingstockprovide increased opportunity for housing !,rB1AnchardP i "+/' tll pp ry -�. ,_ a., t
adjacent to the College Campus that could be utilized by faculty A doilt R+ ..•' I _ `,
and staff. The cluster is adjacent to El Barrio Park and are • m = it Si iii approximately 1/2 mile from the Claremont McKenna College AR ae �F k-' ` , _�-• Campus. The land improvement ratio for the non-vacant parcels averages 0.46, indicating the land is considerably underdeveloped.The non-vacant uses of single-family homes are similar to the follow recent projects:
• A project currently in plan check that demolished six existing units to develop 60 units. • Developed 26 townhomes on a site that included three single family residences and a boat repair facility.

Developed 141 apartments on a site that included a fourplex, duplex, and two single family residences.

Mixed-Use Cluster
The mixed-use cluster incudes 101 total .
parcels 9 of which are vacant and 92 of 1 '" , + which are non-vacant.The capacity for the . ' °- w+ ►• p tT � ' ' r - ," .oL _. k 1 vacant sites is 29 lower, 30 moderate, and P . . . `• t ; - : 'e:a '; i i , 27 above moderate income units. The 1.'"• �' L. . li �l I i 6 assumed realistic capacity for the non- ,� 1 ► : -t.i.1 4. 1. i =_ II r r_ � 1.1 vacant sites is 552 lower income, 331 ! c1"11/1liC� ' .. rtwf a�„5' iP.'•, i Nii
ram' '_.H iinTi tlP' !!
F
moderate, and 312 above moderate units. ' 1 _µ nt,n�'--fi.:�^ I 2i j • ij .,- - ' t- Jsi The mixed-use cluster includes 93 parcels 11 r ! r � f + ;,,;, , -TM., ' f � r z

36.6 acres zoned B/R-MU,which will be "�� — F, 04-./, ,� upzoned to allow at least 40 du/acre and 8 • 7 ,ci sit t.,• • ' � parcels zoned C/R-MU (3.3 acres north of e `ell ' - '' / :1' 9'! Huntington Drive) which will be upzoned l' �; 45 A51 P'.sl a• . -� :� to allow up to 30 du/acre. This area K r � J.- im. iiiit ! consists of many small parcels with the +■�■p■■.w� ilWg + potential for consolidation and potential to -. m Mi WR J'. 'y.,`- ! create larger scale development. Although - - . -�� :e;•-i r y;; ... ,a14 .r--�--_- —. .Tit. .ii mad. a ON I many of the recent development projects
include consolidation of multiple parcels and existing uses, the City is including Program 15 to encourage and facilitate the consolidation of lots and development of residential and mixed-uses on these consolidated,smaller parcels.

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There are residential uses on 57 of the parcels,including 56 single family homes and one parcel with three unit residential. which have an average LIR of 0.77.The other 39 parcels consist of a mix of light industrial and office uses and have an average LIR of 2.0. These LIR demonstrate a significant underdevelopment and strong incentive and opportunity for redevelopment.

Light industrial uses consist of three parcels with auto-oriented uses,seven parcels with contractor offices,22 parcels with storage uses, one garage, three industrial buildings, and three offices. The existing uses are generally low intensity with significant opportunity for redevelopment of higher intensity uses. The City has received interest and inquiries in developing high density residential uses on a number of these sites._Additionally, the cluster is approximately 0.5 miles from the Montclair Transcenter and Metrolink station providing access to transportation. The majority of the buildings were constructed between 1948 and 1985.

This area of the City was annexed in the early 2000s. There are a number of existing, non-conforming uses including junkyards and contractor storage yards.This area will be subject to the new transit overlay district which will continue to allow mixed uses and encourage redevelopment of the area. The City has received two recent applications for the development of housing in this area,that are noted in crosshatch on the aerial above.The two projects care:
• Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.

The uses and potential in the mixed-use cluster are similar to recent projects in the City,including:
• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Developed 141 apartments on a site that included a fourplex,duplex,and two single family residences as well as two industrial warehouses.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • A developer inquiry for 29 units on a site that contains a commercial building City of Upland General Plan Housing Element Page H-111

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San Antonio and 9th
The San Antonio and 9th cluster consists , rr+ 1. k of 25 parcels in the B/R-MU zone, , .77 ,� �, ' comprising 8.98 acres. They will be
upzoned to allow density up to 40 v010:1 ' 11_. In �' ". --•J[ y,1 '7 du/acre. Two of the parcels are vacant ` ,� rim - . 4/4 il I I,, `-1
and have an assumed realistic capacity of •- -I r - +rek ai il"aro '1 4---- i i.—
13 lower income units each.The 23 non-
vacant �, "4.
vacant parcels have a capacity for 145 • t, al! Ai ;�' p `� - 4 I • ''••• _ S A Antonio P_I ilit"-" �lower, 56 moderate and 59 above �' '° ,��-�-- �n 'i moderate units. Uses in this cluster are a :m 3 mix of light industrial and residential and m . ;-:a _-1 'art ' include six contractor offices and related )`� � j i , h� I '"i� '11 ,
office uses, 14 single family residential • - .-,� '�go-_ , units, and three storage yards. The " _ ` average LIR in the cluster is a strong 0.74. • r-- $I ill
The City has seen interest in residential
development in this area,and there is a recently completed project that developed 6 units on the corner of N.San Antonio and 9th, not included in the RHNA. Redevelopment of the area could be pursued individually on each lot or on a larger scale basis. Seven of these parcels have the same owner. The buildings are older, and were constructed largely between 1949 and 1985. It is within one mile of Upland High School and Baldy Dog Park.

The uses and potential in the mixed-use cluster are similar to recent projects in the City,including:
• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • A developer inquiry for 29 units on a site that contains a commercial building • A project currently in plan check that demolished six existing units to develop 60 units. • Developed 26 townhomes on a site that included three single family residences and a boat repair facility. • Developed 141 apartments on a site that included a fourplex,duplex,and two single family residences. • Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.

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Historic Downtown Specific Plan
The cluster of sites in the Historic
Downtown Specific Plan zone • r -
11"p � 11114
��
Z 2 •- - ZiJ� v+ a r MF' s consists of 64 total parcels (18.9 m �f r' acres), 14 of which are vacant and 50 - _ W e»t h St Ira 4 _L ,,: "'E .41 z; • rn E 9th it
of which are non-vacant. The n r ' '"{ le; - z ' projected realistic capacity for the 16 •
r"3 ' `
vacant parcels is 53 lower, 16 i;4t'e ,�! -;,�. 11.1171 v E r"' MI
moderate, and 13 above moderate - "r''�` 'T ig L`;0' 4 Pt
income units for a total of 89 units. .:_ ; �1 - The realistic capacity for the 50 non_ 1 ' �. ` �+�' .� IS F StiiwelLSt+ '�``- j �I 1-y
�'�, r.. rchard Dr
vacant parcels is 303 lower, 180 '� t }: - s moderate and 118 above moderate -l ,' , .
r
income units, for a total of 601 units. •+- ! rYAllo�S � .r: , .• , t� • l 7 'I`f �' �' 1� r i
These parcels will not be rezoned or I •7,-; ec na , .�' � 41.
,.!a. :k'eb .+ E Bth ytrr LJ _r
upzoned, with the exception of one ` - -• r otai parcel that will be rezoned to the - .-: , - .i •44 t�: a Citrus Transportation District.

The 50 non-vacant parcels have a variety of existing uses,including 15 with existing residential.There are 17 parcels with warehouse, automotive, commercial, and industrial uses, including four parcels that have vacant industrial uses. The parcels have an average LIR of 9.5.The Downtown parcels also have direct access to the Metrolink Station.

The remaining 18 parcels included are public parking lots.The City is planning on acquiring funding to create a parking structure downtown that will make the existing surface parking lots available for redevelopment. As of May 2024, the City had sent out a Request for Proposals and received three proposals from parking structure consultants,and is currently in the process of selecting a firm to design the parking structure and preliminary engineering. The contract is tentatively scheduled to be approved by the City Council in June 2024.The City also is currently seeking funding and has contracted with two lobbyists in Washington DC,with one of their priorities being to seek federal funding for the parking structure.

In addition, staff is pursuing a public/private partnership with two potential developers that would entail developing several parking lots in conjunction with assisting in the funding to develop a parking structure. The City is receiving$1.6 million from the San Bernardino County Transit Authority from their sale of two surplus parcels along the Metrolink right-of-way in Upland which is currently planned for Upland's Parking Structure construction. Once the parking structure is designed and built, the remaining parking lots will be redeveloped. The City plans to declare the 18 parcels surplus land with the intent to develop housing on them.This is anticipated to be completed during the planning period.

The location where the parking structure is to be located is not included in the RHNA. The remaining parking lots that will be redeveloped are included in the sites inventory.There are no lease agreements or other regulatory agreements that would inhibit the development of housing on these lots during the planning period. The Parking Structure design will be approved in the first quarter of 2025. Construction would be completed toward the end of 2026.Development of the 18 parcels in the RHNA inventory will follow.

The City is seeing increasing development in the Historic Downtown area and has included the parcels that are most likely develop in the short term.The recent development includes a number of affordable or mixed-income projects.The development trends in the Historic Downtown support the conversion of these non-vacant uses and increased redevelopment. Note that there is additional capacity in the Historic Downtown Zone that is not included to meet the RHNA. As shown in the aerial image, there are multiple recent, pending, and approved projects in the Historic Downtown,depicted with crosshatches.These projects include:

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• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex,duplex,and two single family residences. • Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.

East of Downtown
The cluster of sites that are east of d ..- r d A Vdashinritnr.Blvd ' ' i*downtown include 67 total ' ; F
parcels (23.2 acres), three vacant .`:.. yx " -- ti 'v y r' R' I Tali and 64 non vacant sites. The are Mre ANbar 'r . . . ' # ow
two moderate and one above - . , y tar dm ,t ,..,. ,i
moderate units on vacant parcels. + jai.•. , cas4410 The non-vacant parcels include , ; y,, z ��;t.4-. M -ari• .r.k. , ,
t 1,. , �.irr K 11
•
347 lower,126 moderate,and 105 ;r � ors..oVilti' + . `.-. , ! r :: : 1111. ,
above moderate income units. di, ; '.� '4E x '��, -.

The sites currently allow densities tMil �� • "" =.n • .;t '� ' .

QIN
up to 20 units per acre and will be _,_ �,� twig l 1 -I'. r yr
rezoned or upzoned to allow 30 - . Tam �'"
.; ' t I A'a
du/acre. The sites east of '; F 11- qi `/pc `' -- i a...p. ' downtown are generallyincluded •, ,,sth street �•� ► . "" �` - yRe.s rvair , , , - •� _ ,44
as groups of developable blocks ' `, ,,1 ;*� a } :.h PWit;; ! !�
• rN �or parcels. "... nw� ,� T--•:J; -- l� .. _ . . __ ice ;:E'6thSt= 71T
Current uses include 29 parcels 3_ . ,...`i ....,-• 5,- ' _ '• f A
with existing single family or two-
units. Existing non-residential uses include four parcels with automotive uses, 23 contractors or other types of storage yards or contractor offices,five light industrial or industrial buildings and one office.

The average LIR for the non-vacant parcels is 1.2. The majority of sites have access to a grocery store within 1/2 mile,as well as access to the downtown Metrolink station. The majority of the structures are over 40 years old. Each of these characteristics individually and collectively demonstrate the feasibility and potential for redevelopment in the planning period.

These uses and projects are similar to inquiries and recently developed projects including:
• A project directly adjacent to a RHNA site east of downtown developing six units on a vacant parcel.

City of Upland General Plan 1 Housing Element Page H-114

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May 2024
• Development of 64 units on a construction yard that included multiple industrial buildings, storage, and active industrial uses.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex,duplex,and two single family residences. • Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.

Other Non-Vacant Sites
The remainder of the non-vacant parcels are not in a geographic cluster. They consist of 49 parcels spread throughout the City.The 49 parcels have realistic capacity for 981 lower,213 moderate and 213 above moderate units, for a total of 1,709 total units. They can be divided into two main use types, single family residential and light industrial uses. Any parcels that do not fit into one of these two typologies is described on its own below.

Other: Single Family
There are eleven other single family residential parcels being included in the inventory,with a total assumed capacity of 191 units, 21 lower 81 moderate, and 90 above moderate. The average LIR for the parcels is 1.5, indicating high land value and potential for redevelopment and more intensive use.A large portion, 109,of the units come from one site that is a 10 acre single family parcel. One other large single family lot is included in the inventory for 10 additional above moderate units.These two large parcels are in existing, developed communities. The majority of the structures are over 40 years old.

The remaining nine single family units are in areas with mixed residential and industrial uses that are strong candidates for redevelopment. These are spread throughout the City. The parcels all have increased, unused capacity for net new units and redevelopment on the whole,or a portion of,the site.

Examples of recent redevelopment of single family parcels include:
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex,duplex,and two single family residences.

Other: Light Industrial and Commercial Uses
City of Upland General Plan Housing Element Page H-115

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May 2024
The remaining 35 parcels have largely industrial or commercial uses. This includes three parcels with automotive uses, seven parcels that are single-story commercial and their associated parking lots, eleven parcels that are contractors yard and storage, seven parcels that are light industrial uses, three parcels that are plant nursery and associated nursery retail, two parcels that are a vacant restraint, and two parcels that are offices. The majority of the structures are over 40 years old.

Note that these uses are similar to those in the geographic clusters, largely a mix of light industrial, storage, and some commercial buildings. They have realistic capacity for 774 lower, 128 moderate and 121 above moderate income units.

The average LIR of the sites is 9.2,indicating significant underutilization and potential for redevelopment.

These sites were selected not only for their increased potential and capacity, but also for their similarity in to recently developed projects,including:
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• Development of 64 units on a construction yard that included multiple industrial buildings, storage, and active industrial uses.
• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex, duplex, and two single family residences as well as two industrial warehouses.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building.

City of Upland General Plan Housing Element Page H-116

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May 2024
Other: Federally Owned Property
""One property included is currently owned by federal government and is currently �'• ``` . 17th St
a United States Army Reserve Center.However,the City has received notice that 1 i "4 the United Stated Federal Government plans to dispose of the property in 2028; the intent to dispose of the property is provided in Appendix E.Thrall Hall ARC ARii "
is an overutilized 1963 vintage facility consisting of a 24,073-square foot training7 building and 4,217-square foot vehicle maintenance shop.The 3.8-acre property will be upzoned to allow housing up to 30 du/acre, and the City anticipates l -;as
housing to be developed on the Site during the planning period once the current x-46".`: MO use is discontinued. The City has spoken with developers regarding interest to ••!ii i redevelop the property to multi-family housing. . -ia4 1• ,,
h
The realistic capacity for the site is 86 lower income units. Since the parcel is ' - ,. . currently federally owned, there is no assessed value for it. There is currently 7 i housing being developed on the parcel directly adjacent to the property,showing market demand in the area.

Other: San Bernardino Housing Authority Property
� � The Sand B2.39ernardino Housing AuthThorityi owns twoentl p98rolperties,d 10.2ensi 1 411111111
acres an acres, e ere s currower
prLii * � T'�Conlin tY Y tY '� te; ' affordable housing units on the site, Los Olivos. The housing is Lf:� .. _ older stock and was constructed in the 1950s.There is capacity for ier considerably more affordable housing on the properties. The City 4 rIihas been in contact with the San Bernardino Housing authority - regarding the redevelopment of these sites with higher density low -21 illLis + . IIincome housing. The City is upzoning the parcels to allow density up to 40 du/acre.
.4 - bl II tik
• The San Bernardino Housing Authority has redeveloped two other low density housing properties in Redlands and San Bernardino that �, 1 - a'I were nearly identical to the site in Uplands. The former Lugonia .: Public Housin site was redevelo ed from 115 units to a total of ra'D r. t r, 238 units,for an increase of 113 units. Similarly in San Bernardino, q--ci ! ,�_ the former Waterman Gardens was redeveloped to increase from 270 units to 411 units, an increase of 141 total units. There is the potential for a similar project on these parcels.
x
_ The realistic capacity for the site is 100 net additional new lower witum • • .,,- income units, though there is actual capacity for over 400 net new units.

City of Upland General Plan 1 Housing Element Page H-117

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May 2024
Table B9. Non-Vacant Site Evaluation
Key: Meets the threshold for the criteria determined by Does not meet the threshold for the criteria determined trend projects by trend projects
Ii. 1Within 1/2
APN Use LIR Year Adjacent to Mile of High ' Built Services(1 mile) _Quality
Transit
Yes-medical center,school,
104645108 Industrial(Contractors Yard) 0.21 1938 Yes grocery store
104646104 Industrial-Automotive(Auto 0.87 1948 Yes-medical center,school, No Trim) — grocery store —
Yes-medical center,school,
104646105 Industrial(Contractors Yard) 2.23 2002 No grocery store
Yes-medical center,school,
104646107 Industrial(Contractors Yard) 2.78 1948 No grocery store
Yes-medical center,school,
104646109 Industrial(Contractors Yard) 0.25 1959 No grocery store
Yes-medical center,school,
104646110 Industrial(paved) N/A 1959 No grocery store
104646111 Industrial(Small building- 0.82 1959 Yes-medical center,school, No Termite Company) — grocery store —
Yes-medical center,school,
104646112 Industrial(Contractors Yard) 0.53 1959 No grocery store
N/A-no Yes-medical center,school,
104646113 Industrial(Contractors Yard) N/A No structure grocery store
Yes-medical center,school,
104646206 Residential-one unit 0.54 1959 No grocery store
104646209 Industrial(Contractor 0.52 1938 Yes-medical center,school, No office/yard) grocery store —
100706108 Commercial(Vacant building) 67.88 1948 Yes medical center,school No grocery store —
100706123 Commercial(Vacant building) 25.88 N/A no Yes medical center,school, No structure grocery store
Yes-medical center,school,
100709107 Industrial Building/yard 0.90 1978 No grocery store
Industrial-Automotive(Car Yes-medical center,school, 100709108 RentalNacant) 9.00 1964 grocery store No N/A-no Yes-medical center,school,
100709109 Industrial(Paved lot) N/A No structure grocery store
100736215 Residential-one unit 0.37 1938 Yes school,grocery store, Yes medical center
100736214 Residential-one unit 0.54 2005 Yes school,grocery store, Yes medical center
100736205 Residential-one unit 0.14 1948 Yes school,grocery store, Yes medical center
100736207 1 Residential-one unit 1.10 1959 Yes school,grocery store, Yes medical center
100736203 Residential-one unit 0.53 1948 Yes school,grocery store, Yes medical center —
100736201 Residential-one unit 0.27 1938 Yes school,grocery store, Yes medical center _
100736213 Residential-one unit 0.44 1938 Yes school,grocery store, Yes medical center
City of Upland General Plan 1 Housing Element Page H-118

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May?i 0-}
Within 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
STransit
100736210 Residential-one unit N/A N/A no Yes school,grocery store, Yes structure medical center
100736212 Residential-one unit 0.56 1938 Yes school,grocery store, Yes medical center
100736211 Residential-one unit 0.54 1997 Yes school,grocery store, Yes medical center
100736209 Residential-one unit 0.34 1959 Yes school,grocery store, Yes medical center
100736206 Residential-one unit 0.19 1972 Yes school,grocery store, Yes medical center
100736204 Residential-one unit 0.54 1972 Yes school,grocery store, Yes medical center
Yes-medical center,school,
104646217 Residential-two units 1.00 1938 No grocery store
Yes-medical center,school,
104652104 Industrial 1.94 1978 No
grocery store
Yes-medical center,school,
104653101 Residential-one unit 0.55 1959 No grocery store
Yes-medical center,school,
104653102 Residential-one unit 0.54 1938 No grocery store
Yes-medical center,school,
104653107 Residential-one unit 0.54 1959 No grocery store
Yes-medical center,school,
104653108 Residential-two units 0.51 1959 No grocery store
Yes-medical center,school,
104653109 Residential-one unit 0.89 1959 No grocery store
104654118 Industrial(Contractor Storage 0.98 1959 Yes-medical center,school, No Yard) — grocery store —
Industrial(Contractor Storage Yes-medical center,school, 104654119 0.12 1959 No
Yard) grocery store
Industrial(Contractor Storage Yes-medical center,school, 104654120 Yard) 0.71 1959 grocery store No 104654121 Industrial(Contractor Storage 0.71 1948 Yes-medical center,school No Yard) — grocery store —
104654122 Industrial(Contractor Storage 2.13 1978 Yes-medical center,school, No Yard) — grocery store —
104654201 Industrial(Storage 0.49 1980 Yes-medical center,school, No Yard/buildings — - grocery store —
Yes-medical center,school,
104654202 Residential-one unit 0.27 1959 No grocery store
Yes-medical center,school,
104654204 Industrial(Storage Yard) 7.67 1959 No grocery store
Residential and Industrial(one Yes-medical center,school, 104654206 unit and storage yard) 1.00 1959 grocery store No Yes-medical center,school
104654226 Residential-one unit 0.61 1938 No grocery store
104654228 Industrial(Storage 0.56 1959 Yes-medical center,school, No Yard/buildingl — grocery store —
Yes-medical center,school,
104654229 Residential-one unit 0.54 1938 No grocery store
Industrial(Storage N/A-no Yes-medical center,school, 104654230 Yard/buildingl N/A structure grocery store No City of Upland General Plan 1 Housing Element Page H-119

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May 2i i2-1
Within 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
STransit
Yes-medical center,school,
104654238 Residential-one unit 0.43 1980 No grocery store
104654239 Industrial(Storage 0.54 1959 Yes-medical center,school, No Yard/buildings — grocery store
Yes-medical center,school,
104654240 Residential-one unit 0.54 1959 No grocery store
104654241 Industrial(Storage 0.38 1959 Yes-medical center,school, No Yard/buildingI — grocery store
Yes-medical center,school,
104654242 Residential-one unit 0.18 1978 No grocery store
Yes-medical center,school,
104654243 Residential-one unit 0.85 1948 No grocery store
Yes-medical center,school,
104654244 Residential-one unit 0.55 1959 No grocery store
Yes-medical center,school,
104654245 Residential-one unit 0.54 1959 No grocery store
Yes-medical center,school,
104654246 Industrial(Storage Yard) 0.57 1959 No grocery store
Yes-medical center,school,
104655101 Industrial(Storage) 0.69 1948 No grocery store
Yes-medical center,school,
104655102 Industrial(Storage) 0.88 1948 No grocery store
Yes-medical center,school,
104655103 Industrial(Office) N/A 1966 No grocery store
Yes-medical center,school,
104655106 Residential-one unit 2.00 1938 No grocery store
Yes-medical center,school,
104655107 Residential-one unit 0.23 1966 No grocery store
Yes-medical center,school,
104655108 Industrial(Tow Yard) 5.67 2002 No grocery store
104655141 Industrial(Storage) 0.53 1978 Yes medical center,school, No grocery store
Yes-medical center,school
104656318 Industrial Building N/A 1985 s Yes grocery store
Yes-medical center,school,
104656319 Industrial 0.25 1985 Yes
grocery store
Industrial-Automotive(Auto Yes-medical center,school 104656401 0.15 1980 Yes
Body Shop) grocery store
Yes-medical center,school,
100709116 Industrial Building/yard 0.75 1978 No grocery store
N/A-no Yes-grocery store,medical
100728115 Industrial(Storage) N/A No structure center,school
100728117 Industrial(Storage) 1.25 1959 Yes grocery store,medical Yes center,school
Yes-grocery store,medical
100728118 Industrial(Storage) 4.74 1959 Yes center,school
100728119 Industrial(Storage) 0.60 1959 Yes grocery store,medical Yes center,school
100743111 Industrial(Contractor yard) N/A N/A no Yes grocery store,elementary Yes structure school, medical center
100743112 Residential-one unit 6.16 1938 Yes grocery store,elementary Yes school, medical center —
City of Upland General Plan 1 Housing Element Page H-120

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May 2024
MP ithin 112
APN Use LIR Yea 11 'djacent to Mile of Hi h Built Services 1 mile Quality
Transi
Yes-grocery store,elementary
100743201 Industrial(Storage Yard) N/A 1959 Yes school, medical center
Yes-grocery store,elementary
100743202 Industrial(Storage Yard) N/A 1938 Yes school, medical center
Residential and Industrial(one Yes-grocery store,elementary 100743203 1.21 1938 Yes
unit and storage yard) school, medical center
104633322 Residential-one unit 0.62 1959 Yes grocery store,medical No center,school
Yes-grocery store,medical
104633323 Residential-one unit 0.21 1959 No center,school
Yes-grocery store,medical
104633319 Residential-one unit 0.53 1938 No center,school
104633324 Residential-one unit 0.55 1959 Yes grocery store,medical No center,school
Yes-grocery store,medical
104633325 Residential-one unit 0.55 1959 No center,school
Yes-grocery store,medical
104633326 Residential-one unit 0.54 1959 No center,school
Yes-grocery store, medical
104633318 Residential-one unit 0.80 1959 No center,school
104633317 Residential and Industrial(one 0.54 1959 Yes-grocery store,medical No unit and contractor yard) — center,school — N/A-no Yes-grocery store,medical
104633313 Industrial(Paved) N/A No structure center,school
Yes-grocery store,medical
104633308 Residential-one unit 0.48 1959 No I center,school
Yes-grocery store,medical
104633307 Residential-one unit 0.33 1959 No center,school
Yes-grocery store, medical
104633306 Residential-one unit 0.54 1959 No center,school
Yes-grocery store,medical
104633309 Residential-one unit 0.53 1959 — No center,school
Industrial(Storage N/A-no Yes-grocery store,medical 104633304 Yard/building) NA structure center,school No 104633301 Industrial(Vacant/Storage N/A N/A-no Yes-grocery store,medical No Yard) — structure center,school —
104633327 Industrial(Contractor 0.72 1964 Yes-grocery store,medical No office/yard) — center,school —
104633329 Industrial(Office) 0.43 1964 Yes grocery store,medical No center,school
Industrial(Storage N/A-no Yes-grocery store,medical 104633316 Yard/building] N/A structure center,school No 104633331 Residential and Industrial(one I 0.67 1964 Yes-grocery store,medical No unit and industrial office usel — center,school — Yes-grocery store,medical
104633311 Residential-one unit 0.48 1948 No center,school
Yes-grocery store,medical
104633303 Industrial(Contractor yard) 1.10 1972 No center,school
N/A-no Yes-grocery store,medical
104633312 Industrial(Contractor yard) N/A No structure center,school
N/A-no Yes-grocery store,medical
104633302 Industrial (Contractor yard) 3.67 No structure center,school
City of Upland General Plan 1 Housing Element Page H-121

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May 2i i2-1
Within 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
Transit
Industrial-Automotive(Auto Yes-medical center,school, 104656402 N/A 1980 Yes
Body Shop) grocery store
Industrial-Automotive(Auto Yes-medical center,school, 104656403 N/A 1980 Yes
Body Shop) grocery store
Yes-medical center,school,
104656404 Residential-one unit 0.54 1938 Yes grocery store
Yes-medical center,school,
104656405 Residential-one unit 0.53 1948 Yes grocery store
Yes-medical center,school,
104656406 Residential-one unit N/A 1994 Yes grocery store
Yes-grocery store,medical
100728122 Industrial 0.48 1948 Yes
center,school
Yes-grocery store,medical
100728123 Residential-one unit 1.38 1938 Yes center,school
N/A-no Yes-grocery store,medical
100728132 Industrial(Storage) N/A structure center,school Yes Yes-grocery store,medical
100728133 Industrial(Storage) 1.49 1938 Yes center,school
100728134 Industrial(Storage) 1.42 1978 Yes grocery store,medical No center,school
100728144 Industrial N/A 1948 Yes grocery store,medical Yes center,school
Yes-grocery store,medical
100728145 Industrial N/A 1948 Yes
center,school
Yes-grocery store,medical
100728146 Industrial 0.31 1948 Yes
center,school
100729108 Industrial-Automotive(Auto 0.56 1995 Yes-grocery store, medical No Sales) — center,school
Yes-grocery store,medical
100730109 Residential-two units 2.66 1959 Yes center,school
Yes-grocery store,medical
100730110 Industrial(Office) 1.00 1959 Yes center,school
Yes-grocery store,medical
100730111 Commercial(Plant Retail) 1.11 1959 Yes center,school
Yes-medical center,grocery
100760101 Industrial(Contractors Yard) 4.84 1964 No store,school
100762105 Industrial(Contractors Yard) 50.00 1959 Yes medical center,grocery No store,school
100762106 Industrial(Contractors Yard) 49.00 1959 Yes medical center,grocery No store,school
Residential-one unit and horse
104349102 7.10 1966 Yes-grocery store,school No facility
104405104 Residential-one unit 0.64 1938 Yes-grocery store,school No Yes-grocery store,medical
104518102 Commercial(Plant Nursery 1 N/A 1994 No center,school
Industrial-Automotive(Auto Yes-medical center,school, 104658207 0.50 1959 Yes
Repair) grocery store
104656407 Residential-one unit 0.62 1938 Yes medical center,school, Yes grocery store
Yes-medical center,school
104656408 Residential-one unit 0.29 1938 Yes grocery store
City of Upland General Plan 1 Housing Element Page H-122

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May 2i 0-1
ithin 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
Transi
Yes-medical center,school,
104656415 Residential-one unit 0.56 1959 Yes grocery store
Yes-medical center,school,
104656417 Residential-one unit 0.52 1959 Yes grocery store
Yes-medical center,school,
104656418 Residential-one unit 0.54 1948 Yes grocery store
Yes-medical center,school,
104656419 Residential-one unit 0.39 1948 Yes grocery store
Yes-medical center,school,
104656424 Industrial Building 0.09 1978 Yes grocery store
Yes-medical center,school,
104656425 Industrial Building 0.47 1978 Yes grocery store
Residential and Industrial (one Yes-grocery store,elementary 100743204 0.62 1938 Yes
unit and storage yard) school, medical center
100743206 Residential and Industrial(one 0.54 1978 Yes-grocery store,elementary yes unit and storage yard) — school, medical center 100743209 Residential-one unit 0.29 1978 Yes grocery store,elementary Yes school, medical center
100743210 Residential-one unit N/A 1978 Yes grocery store,elementary Yes school, medical center
Yes-grocery store,elementary
100743211 Industrial(Contractor yard) 2.67 1964 Yes school, medical center
100743212 Residential-one unit 0.43 1948 Yes grocery store,elementary Yes school, medical center
100743213 Residential-one unit 0.56 1985 Yes grocery store,elementary Yes school, medical center
100743214 Residential-one unit 0.54 1978 Yes grocery store,elementary Yes school, medical center
100744102 Residential-one unit 1.67 1938 Yes grocery store,elementary Yes school, medical center
100744103 Residential-one unit 1.33 1938 Yes grocery store,elementary Yes school, medical center —
100744114 Residential-one unit 0.47 1948 Yes grocery store,elementary Yes school, medical center
100744115 Residential-one unit 0.53 1938 Yes grocery store,elementary Yes school, medical center
100744117 Residential-one unit 0.20 1948 Yes grocery store,elementary Yes school, medical center
Yes-grocery store,elementary
100746101 Industrial(Contractors Yard) N/A 1948 Yes school, medical center
Yes-grocery store,elementary
100746102 Industrial(Contractors Yard) N/A 1948 Yes school, medical center
N/A-no Yes-grocery store,elementary
100746106 Industrial(Storage Yard) N/A Yes structure school, medical center
100746107 Residential-one unit 4.68 1959 Yes grocery store,elementary No school, medical center —
Residential and Industrial (one Yes-grocery store,elementary 100746108 0.54 1972 No
unit and storage yard) school, medical center
Residential and Industrial (one Yes-grocery store,elementary 100746109 0.62 1948 No
unit and storage yard) school, medical center
Residential and Industrial(one Yes-grocery store,elementary 100746110 unit and storage yard) 0.54 1948 school, medical center No City of Upland General Plan 1 Housing Element Page H-123

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May 2i i24
Within 112
APN Use LIR Yea P ,djacent to Mile of Hi h Built Services 1 mile Quality
Transit
100746111 Residential-one unit 0.31 1948 Yes grocery store,elementary No school, medical center —
100746113 Industrial(Storage Yard) 8.01 N/A no Yes grocery store,elementary No structure school, medical center
100746115 Industrial(Storage Yard) N/A N/A no Yes grocery store,elementary Yes structure school, medical center
100746116 Residential-one unit 1.00 1972 Yes grocery store,elementary Yes school, medical center
100746119 Industrial(Contractors Yard) N/A N/A no Yes grocery store,elementary Yes structure school, medical center
100746123 Residential-one unit 0.08 1959 Yes grocery store,elementary Yes school, medical center
100746126 Residential-one unit 0.29 1948 Yes grocery store,elementary Yes school, medical center
100746127 Residential-one unit 0.27 1972 Yes grocery store,elementary Yes school, medical center
100746128 Residential-one unit 0.13 1959 Yes grocery store,elementary Yes school, medical center
Yes-grocery store,elementary
100746130 Industrial(Contractors Yard) 0.53 1972 Yes school, medical center
100746131 Residential-one unit 0.55 1972 Yes grocery store,elementary Yes school, medical center
100746132 Residential and Industrial (one 0.26 1948 Yes-grocery store,elementary yes unit and storage yard) — school, medical center Residential and Industrial (one Yes-grocery store,elementary 100746133 0.48 1959 No
unit and storage yard) school, medical center
100746201 Residential-one unit 0.53 1964 Yes grocery store,elementary No school, medical center —
100746203 Industrial(Contractor 0.89 1938 Yes-grocery store,elementary No office/yard) — school, medical center — Yes-grocery store,elementary
100746204 Industrial(Tow Yard) 0.45 1948 No school, medical center
Residential and Industrial(one Yes-grocery store,elementary 100746214 0.54 1948 — No
unit and storage yard) school, medical center
100746215 Residential-one unit 0.54 1964 Yes grocery store,elementary No school, medical center —
100746216 Residential-one unit 0.32 1972 Yes grocery store,elementary No school, medical center —
100746217 Residential-one unit 0.40 1978 Yes grocery store,elementary No school, medical center
100746218 Residential-one unit 0.54 1978 Yes grocery store,elementary No school, medical center —
Industrial(Office/Landscaper Yes-grocery store,elementary 100746220 storage yard) 1.25 1964 school, medical center No 100764201 Residential-one unit 0.53 1948 Yes grocery store,elementary Yes school, medical center —
100764202 Residential and Industrial (one 1.25 1938 Yes-grocery store,elementary yes unit and storage yard) — school, medical center 100764203 Industrial(Storage Yard) N/A N/A no Yes grocery store,elementary Yes structure school, medical center
100764204 Residential-one unit 0.86 1938 Yes grocery store,elementary Yes school, medical center —
City of Upland General Plan 1 Housing Element Page H-124

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May 2i i2-1
Within 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
Transit
Residential and Industrial (one Yes-grocery store,elementary 100764205 0.54 1948 No
unit and storage yard) school, medical center
Residential and Industrial(one Yes-grocery store,elementary 100764206 1.78 1948 No
unit and storage yard) school, medical center
Residential and Industrial (one Yes-grocery store,elementary 100764207 0.53 1948 No
unit and storage yard) _ school, medical center Industrial-Automotive(Auto Yes-grocery store,elementary 100764209 2.18 1948 No
Body Shop) school, medical center
100764211 Industrial(Contractor 4.77 1959 Yes-grocery store,elementary No office/yard) — school, medical center — 100764212 Industrial(Contractor 0.54 1948 Yes-grocery store,elementary No office/yard) — school, medical center — 100764213 Residential-one unit 0.54 1948 Yes grocery store,elementary No school, medical center —
100764214 Industrial(Storage Yard) N/A N/A no Yes grocery store,elementary No structure school, medical center
Residential and Industrial (one Yes-grocery store,elementary 100764215 0.94 1959 No
unit and storage yard) school, medical center
Residential and Industrial (one Yes-grocery store,elementary 100764218 1.88 1959 No
unit and storage yard) school, medical center
Yes-grocery store,elementary
100764219 Industrial(Building) 0.09 1959 No school, medical center
100764301 Residential-one unit 0.64 1959 Yes grocery store,elementary No school, medical center —
Residential and Industrial (one Yes-grocery store,elementary 100764302 1.09 1959 No
unit and storage yard) school, medical center
Yes-grocery store,elementary
100764303 Industrial Building 0.60 1972 No school, medical center
100764304 Residential and Industrial(one 2.73 1959 Yes-grocery store,elementary No unit and industrial building — school, medical center — Yes-grocery store,elementary
100764305 Industrial(Building) 0.83 1964 No school, medical center
100764308 Residential and Industrial (one 2.67 1938 Yes-grocery store,elementary No unit and industrial buildingI — school, medical center — Residential and Industrial(one Yes-grocery store,elementary 100764310 1.31 1959 No
unit and storage yard) school, medical center
100764325 Residential and Industrial(one 1.36 1959 Yes-grocery store,elementary No unit and contractor yard) — school, medical center — 100765201 Residential-one unit 0.54 1938 Yes grocery store,elementary No school, medical center
100765202 Industrial(Contractor 0.42 1938 Yes-grocery store,elementary No office/yard) — school, medical center — 100765304 Residential-one unit 0.54 1938 Yes grocery store,elementary No school, medical center —
100765305 Industrial(Office) 6.03 1938 Yes grocery store,elementary Yes school, medical center
100765306 Industrial(Office) 0.54 1938 Yes grocery store,elementary yes school, medical center
100765307 Residential-one unit 0.54 1938 Yes grocery store,elementary Yes school, medical center
100765308 Residential-thee units 0.12 1959 Yes grocery store,elementary Yes school, medical center —
City of Upland General Plan 1 Housing Element Page H-125

Page 596 of 722 ends

May 2i i2-1
Within 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
Transit
100765401 Industrial(Contractor 1.94 1959 Yes-grocery store,elementary Yes office/yard) — school, medical center
100765402 Residential-one unit 0.54 1964 Yes grocery store,elementary Yes school, medical center
100765403 Residential-one unit 0.54 1938 Yes grocery store,elementary yes school, medical center
100765404 Residential-one unit 0.14 1959 Yes grocery store,elementary Yes school, medical center
100765405 Residential-one unit 0.54 1938 Yes grocery store,elementary Yes school, medical center
Yes-grocery store,elementary
100765501 Industrial(Tow Yard) 2.33 1978 Yes school, medical center
Residential and Industrial(one Yes-grocery store,elementary 100765502 0.56 1938 Yes
unit and storage yard) school, medical center
100765503 Industrial-Automotive(Auto 0.35 1938 Yes-grocery store,elementary Yes Storage) — school, medical center
100765504 Industrial-Automotive(Auto 1.35 1948 Yes-grocery store,elementary Yes Repair) — school, medical center
Residential and Industrial (one Yes-grocery store,elementary 100765505 0.54 1959 Yes
unit and storage yard) school, medical center
Residential and Industrial (one Yes-grocery store,elementary 100765506 0.82 1959 Yes
unit and storage yard) school, medical center
100765507 Residential-one unit 0.47 1959 Yes grocery store,elementary Yes school, medical center
100765508 Residential-one unit 0.54 1959 Yes grocery store,elementary Yes school, medical center
100765509 Industrial(Contractor 0.09 1948 Yes-grocery store,elementary Yes office/yard) — school, medical center Yes-grocery store,elementary 100765510 Industrial(Storage Yard) 6.87 1959 Yes school,medical center
N/A-no Yes-medical center,school,
104638309 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school
104638310 Parking Lot N/A structure grocery store s Yes Industrial-Automotive(Auto Yes-medical center,school, 104625301 0.43 1959 Yes
Repair) grocery store
Industrial-Automotive(Auto Yes-medical center,school 104625315 1.08 1959 Yes
Repair) grocery store
Other(Landscaping/City to N/A-no Yes-medical center,school 104641154 acquire parcel and pursue N/A Yes structure grocery store
housing on)
N/A-no Yes-medical center,school,
104640312 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school,
104640313 Parking Lot N/A structure grocery store Yes N/A-no Yes-medical center,school,
104640314 Parking Lot N/A structure grocery store Yes N/A-no Yes-medical center,school,
104640315 Parking Lot N/A structure grocery store Yes N/A-no Yes-medical center,school,
104640316 Parking Lot N/A structure grocery store Yes City of Upland General Plan 1 Housing Element Page H-126

Page 597 of 722 ends

May 2i i2-1
Within 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
Transit
N/A-no Yes-medical center,school,
104640317 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school,
104640318 Parking Lot N/A Yes
structure grocery store
Yes-medical center,school,
104656201 Industrial N/A 1966 Yes
grocery store
Yes-medical center,school,
104656203 Industrial N/A 1966 Yes
grocery store
Yes-medical center,school,
104656202 Industrial N/A 1966 Yes
grocery store
Yes-medical center,school,
104656204 Industrial 1.00 1966 Yes
grocery store
Yes-medical center,school,
104656212 Industrial 0.38 1966 Yes
grocery store
Yes-medical center,school,
104656213 Industrial 0.51 1966 Yes
grocery store
Yes-medical center,school,
104658101 Industrial(Warehouse) 0.29 1938 Yes grocery store
N/A-no Yes-medical center,school,
104659324 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school,
104659318 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school,
104659224 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school,
104659204 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school,
104659205 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school,
104659206 Parking Lot N/A structure grocery store Yes 104660207 Industrial(Vacant lumber yard 33.60 1959 Yes-medical center,school, Yes and parking) grocery store
104660208 Industrial(Vacant lumber yard 17.62 1959 Yes-medical center,school Yes and parking) grocery store
N/A-no Yes-medical center,school,
104660209 Parking Lot N/A Yes
structure grocery store
N/A-no Yes-medical center,school
104660210 Parking Lot N/A structure grocery store 1 Yes N/A-no Yes-medical center,school,
104660211 Parking Lot N/A Yes
structure grocery store
Yes-medical center,school,
104660308 Residential-one unit 1.50 1938 Yes grocery store
Yes-medical center,school,
104660307 Residential-one unit N/A 1938 Yes grocery store
Yes-medical center,school
104660310 Residential-one unit 1.71 1938 Yes grocery store
Yes-medical center,school,
104660311 Commercial(Fueling) 0.36 1938 Yes grocery store
Yes-medical center,school,
104660309 Residential-one unit 0.37 1938 Yes grocery store
104660408 Industrial(vacant) 31.50 1978 Yes medical center,school, Yes grocery store
City of Upland General Plan 1 Housing Element Page H-127

Page 598 of 722 ends

May 2i i2-1
Within 112
APN Use LIR Yea I ,djacent to Mile of Hi h Built Services 1 mile Quality
Transit
Yes-medical center,school,
104660403 Residential-one unit 31.50 1948 Yes grocery store
Yes-medical center,school,
104660404 Residential-one unit 31.50 1948 Yes grocery store
Yes-medical center,school,
104660405 Residential(Multi-family) 31.50 1959 Yes grocery store
Yes-medical center,school,
104660406 Industrial(vacant) 31.50 1959 Yes grocery store
Yes-medical center,school,
104660407 Industrial 31.50 1959 Yes
grocery store
Residential-one unit and Yes-medical center,school, 104657106 1.39 1959 Yes
storage yard grocery store
Yes-medical center,school,
104657107 Residential-one unit 0.35 1948 Yes grocery store
Yes-medical center,school,
104657108 Residential-4 units 0.54 1948 Yes grocery store
Yes-medical center,school,
104657109 Residential-4 units 0.81 1959 Yes grocery store
Yes-medical center,school,
104657110 Residential-4 units 1.14 1959 Yes grocery store
Yes-medical center,school,
104657111 Residential-one unit 0.33 1948 Yes grocery store
Yes-medical center,school,
104657113 Residential-one unit 0.54 1948 Yes grocery store
Yes-medical center,school,
104657112 Residential-one unit 2.00 1959 Yes grocery store
Yes-grocery store,medical
104518103 Commercial(Plant Nursery) 3.44 1994 No center,school
Yes-grocery store,medical
104550101 Residential(Housing Authority) N/A 1948 No center,school
104551123 Residential(Housing Authority) N/A 1948 Yes grocery store,medical No center,school
Yes-grocery store,medical
104553214 Residential-one unit 0.87 1938 No center,school
104558137 Industrial-Automotive(Auto 0.99 1966 Yes-medical center,school, No Sales) — grocery store —
Yes-medical center,school
104605117 Industrial(Office) N/A 1959 No grocery store
104606183 Commercial(building and 1.08 1980 Yes-grocery store, medical No parking) center,school
N/A-no Yes-grocery store,medical
104606184 Commercial(parking) N/A No structure center,school
104606187 Commercial(building and 0.51 1959 Yes-grocery store,medical No parking) center,school —
104606188 Commercial(parking) N/A N/A no Yes grocery store,medical No structure center,school
Yes-grocery store,medical
104609123 Residential-one unit 0.50 1938 No center,school
Yes-grocery store, medical
104609124 Residential-one unit 0.52 1948 No center,school
104617103 Commercial(Fueling) 0.29 1959 Yes grocery store,medical No center,school
City of Upland General Plan 1 Housing Element Page H-128

Page 599 of 722 ends

May 2024
MP ithin 112m
APN Use LIR Yea 10 'djacent to Mile of Hi h Built Services 1 mile 1Quality�
a Transit
Yes-medical center,school,
104634101 Residential-one unit 0.57 1938 No grocery store
Yes-medical center,school
104634103 Residential-one unit 0.54 1959 No grocery store
Yes-medical center,school,
104649310 Residential-one unit 0.45 1959 No grocery store
104650128 Residential-one unit NIA 1948 Yes grocery store,medical No center,school
Yes-grocery store,medical
104650159 Commercial 0.72 1959 No center,school
Yes-medical center,school,
104656430 Residential-one unit 0.15 1959 Yes grocery store
Yes-grocery store,medical
104650160 Industrial(Contractors Yard) N/A 1959 No center,school
Yes-grocery store,medical
104718103 Other-National Guard Center N/A 1966 No center,school
Yes-medical center,school,
104718107 Industrial Building 0.55 1959 No grocery store
City of Upland General Plan 1 Housing Element Page H-129

Page 600 of 722 ends

May 2024
Table B10. Site Inventory
Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Very Above I Infrastructur Publicly Address Non- Type .I Plan Zoning District Upzone To? Acres Consolidate Existing Us Max Densit d Max Category Low Low Moderate Moderate Unit a Owned? MIN IIIIL Vacant ,L Density Density e e y
104646112 1315 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.56 Contractors Yard 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
104646113 0 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.14 Contractors Yard 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant
104646104 1307E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Auto Trim 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104646105 1301 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.33 Contractors Yard 20 30 30 Mixed 0 0 4 4 8 Yes No No No Vacant
104646107 1293 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Contractors Yard 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104645108 756 E WASHINGTON BLVD Non- Upzone MFR-L RM-20 RM-30 0.28 Contractors Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104646109 1279 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.55 Contractors Yard 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
104646110 1253 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Termite Company 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104646111 1213 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Termite Company 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104646217 298 N 11TH AVE Non- Upzone MFR-L RM-20 RM-30 0.6 2-units 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
104646108 1179 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.34 Contractor office/yard 20 30 30 Mixed 0 0 4 4 8 Yes No No No Vacant
104646209 1179 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.35 Contractor office/yard 20 30 30 Mixed 0 0 5 4 9 Yes No No No Vacant
1320 SAN BERNARDINO
104617101 RD Vacant Upzone MFR-L RM-20 RM-30 1.88 Vacant 20 40 40 Lower 36 24 0 0 60 Yes No No No 104617107 147 E ARROW Vacant Upzone MFR-L RM-20 RM-30 0.21 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 104617102 1471 E ARROW Vacant Upzone MFR-L RM-20 RM-30 1.2 Vacant 20 40 40 Lower 23 15 0 0 38 Yes No No No 104617103 1401 ARROW HWY Non- Upzone MFR-L RM-20 RM-30 2.57 Commercial Fueling 20 30 30 Lower 37 25 0 0 62 Yes No No No Vacant
104609124 847 N CAMPUS AVE Non- Upzone MFR-L RM-20 RM-30 0.21 1 SFR 20 30 30 Mixed 0 0 3 2 5 Yes No No No Vacant
104609123 855 N CAMPUS AVE Non- Upzone MFR-L RM-20 RM-30 0.22 1 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104609122 N CAMPUS AVE,WEST OF Vacant Upzone MFR-L RM-20 RM-30 0.85 Vacant 20 30 30 Lower 13 8 0 0 21 Yes No No No 847 AND 851 - - - - - - - 104551123 N CAMPUS AVE and E 13th Non- Upzone MFR-L RM-1 40 du ac 2.38 Housing Authority 10 40 40 Lower 18 12 0 0 30 Yes No No No STREET Vacant
104550101 N CAMPUS AVE and WEST Non- Upzone MFR-L RM-1 40 du ac 10.21 Housing Authority 10 40 40 Lower 42 28 0 70 Yes No No No ST. Vacant - - - - - - 100736215 2571 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.1 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant
100736214 2579 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.11 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant
100736208 2587 BLANCHARD PL Vacant Upzone SFR-M RS-7.5 RM-30 0.06 Vacant 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No 100736205 2561 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.23 SFR/Vacant 4-10 DU 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
100736207 2585 E BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.69 SFR/Vacant 4-10 DU 30 30 Lower 10 7 0 0 17 Yes No No No Vacant
100736203 300 CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 0.14 SFR/Vacant 4-10 DU 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant
NORTH of 290 N
100736202 Vacant Upzone SFR-M RS-7.5 RM-30 0.37 Vacant 4-10 DU 30 30 Mixed 0 0 5 4 9 Yes No No No

CLAREMONET BLVD
100736201 350 CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 1.09 SFR/Vacant 4-10 DU 30 30 Lower 16 10 0 0 26 Yes No No No Vacant
100736213 2581 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.08 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-130

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May 2024
Eitik Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly Address Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? Vacant Density y Density s e e
NORTH of 2581 Non-
100736210 Upzone SFR-M RS-7.5 RM-30 0.03 SFR 4-10 DU 30 30 Mixed 0 0 1 0 1 Yes No No No BLANCHARD PL Vacant
100736212 2595 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.17 SFR 4-10 DU 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant
100736211 2597 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.17 SFR 4-10 DU 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant
100736209 2583 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.05 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant
100736206 270 CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 0.13 SFR 4-10 DU 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant
100736204 290 N CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 0.22 SFR 4-10 DU 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
Non- Mixed-Use
104656318 141 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.6 Industrial Building 20 30 30 Lower 5 4 0 0 9 Yes No No No Non- Mixed-Use
104656401 114 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.18 Auto Body Shop 20 30 30 Mixed 0 0 2 1 3 Yes No No No Non- Mixed-Use
104656403 114 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 Auto Body Shop 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104656402 114 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 Auto Body Shop 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104656425 0 N 9TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.25 Industrial Building 20 30 30 Mixed 0 0 2 2 4 Yes No No No Non- Mixed-Use
104656424 101 N 9TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.29 Industrial Building 20 30 30 Mixed 0 0 3 2 5 Yes No No No Non- Mixed-Use
104656419 135 N 9TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104656404 128 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104656405 138 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104656418 139 N 9TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Mixed-Use
104656429 153 N 9th Ave Vacant Upzone B/R-MU B/R-MU 30 0.01 Vacant 20 30 30 Mixed 0 0 0 0 0 Yes No No No 104656417 153 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30 - - - - - - - - Non- Mixed-Use
104656406 0 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No 104656407 156 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
Non- Mixed-Use
104656430 159 N 9TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No 104656415 165 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
Non- Mixed-Use
104656408 164 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104656319 145 N 8TH AVE Vacant Upzone B/R-MU B/R-MU 30 1.75 Industrial 20 30 30 Lower 16 11 0 0 27 Yes No No No 104654122 145 10TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 1.05 Contractor Storage Yard 20 30 30 Lower 10 6 0 0 16 Yes No No No Vacant 30 - - - - -
Non- Mixed-Use
104654121 147 N 10TH AVE Vacant Upzone B/R-MU B/R-MU 30 1.07 Contractor Storage Yard 20 30 30 Lower 10 6 0 0 16 Yes No No No 104654120 153 N TENTH AVE Non Upzone B/R-MU B/R-MU Mixed Use 0.36 Contractor Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant 30 - - - - - - - - Non- Mixed-Use
104654119 159 N 10TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.36 Contractor Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No 104654118 167 N 10TH AVE Non Upzone B/R-MU B/R-MU Mixed-Use 0.36 Contractor Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant 30 - - - - - - - - 104654201 1091 EAST Non- Upzone B/R-MU B/R-MU Mixed-Use 0.34 Storage Yard/building 20 30 30 Mixed 0 0 3 2 5 Yes No No No Vacant 30
City of Upland General Plan 1 Housing Element Page H-131

Page 602 of 722 ends

May 2024
Elim Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly Address Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? Vacant Density y Density s e e
Non- Mixed-Use
104654202 106 N 10TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.2 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Non- Mixed-Use
104654204 112 N 10TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.38 Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Non- Mixed-Use
104654246 112 10TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.3 Storage Yard 20 30 30 Mixed 0 0 3 2 5 Yes No No No Mixed-Use
104654208 142 N 10TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.15 Vacant 20 30 30 Mixed 0 0 2 1 3 Yes No No No 104654206 136 N 10TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.5 SFR/Storage Yard 20 30 30 Lower 5 3 0 0 8 Yes No No No Vacant 30 - - - - -
Non- Mixed-Use
104654243 109 N 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.26 SFR 20 30 30 Mixed 0 0 2 2 4 Yes No No No Non- Mixed-Use
104654242 119 N 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104654244 1127 EAST Vacant Upzone B/R-MU B/R-MU 30 0.15 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Non- Mixed-Use
104654245 1117 EAST Vacant Upzone B/R-MU B/R-MU 30 0.13 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104654241 125 N 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.15 Storage Yard/building 20 30 30 Mixed 0 0 2 1 3 Yes No No No 104654238 127 N 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed Use 0.21 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
Non- Mixed-Use
104654240 123 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.16 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Non- Mixed-Use
104654239 127 N 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.18 Storage Yard/building 20 30 30 Mixed 0 0 2 1 3 Yes No No No Non- Mixed-Use
104654229 169 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.38 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Non- Mixed-Use
104654226 177 N 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.17 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Non- Mixed-Use
104654228 165 N 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.13 Storage Yard/building 20 30 30 Mixed 0 0 1 1 2 Yes No No No Non- Mixed-Use
104654230 165 12TH AVE Vacant Upzone B/R-MU B/R-MU 30 0.31 Storage Yard 20 30 30 Mixed 0 0 3 0 3 Yes No No No 104718103 1284 E SEVENTH ST Non- Upzone MFR-L RM-20 RM-30 3.6 National Guard Center 20 30 30 Lower 52 34 0 0 86 Yes No No No Vacant
104718107 420 S 11TH AVE Non- Upzone MFR-L RM-20 RM-30 4.48 Industrial Building 20 30 30 Lower 64 43 0 0 107 Yes No No No Vacant
104718108 420 S 11TH AVE Vacant Upzone MFR-L RM-20 RM-30 2.57 Vacant 20 30 30 Lower 37 25 0 0 62 Yes No No No 104349102 502 E TWENTYFIRST ST Non- Upzone SFR-L RS-20 RS-7.5 10 1 SFR/Horse Facility 0-4 10 10 Mixed 0 0 55 54 109 Yes No No No Vacant
100402104 0 24TH ST Vacant Upzone SFR-L RS-15 RS-7.5 5.5 Vacant 0-4 10 10 Mixed 0 0 30 30 60 Yes No No No 104518103 1420 N CAMPUS AVE Non- Rezone P-OS PB-L RM-30 5.4 Nursery NA 40 40 Lower 104 69 0 0 173 Yes No No No Vacant
104518102 1420 N CAMPUS AVE Non- Rezone P-OS PB-L RM-30 0.23 Nursery/Easement NA 40 40 Mixed 0 0 4 3 7 Yes No No No Vacant
100744104 378 N CENTRAL AVE Vacant Rezone C/R-MU C/R-MU RM-30 0.45 Vacant 20 30 30 Mixed 0 0 6 5 11 Yes No No No 100744116 391 DRAKE AVE Vacant Rezone 0 C/R-MU RM-30 0.27 Vacant 20 30 30 Mixed 0 0 3 3 6 Yes No No No 100744115 361 N DRAKE AVE Non- Rezone 0 C/R-MU RM-30 0.27 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
100744114 367 DRAKE AVE Non- Rezone 0 C/R-MU RM-30 0.22 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
100744117 377 DRAKE AVE Non- Rezone 0 C/R-MU RM-30 0.36 SFR 20 30 30 Mixed 0 0 5 4 9 Yes No No No Vacant
100744101 318 N CENTRAL AVE Vacant Rezone 0 C/R-MU RM-30 1.2 Vacant 20 30 30 Lower 17 12 0 0 29 Yes No No No 100744102 360 N CENTRAL AVE Non- Rezone 0 C/R-MU RM-30 0.27 Storage 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-132

Page 603 of 722 ends

May 2024
Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly imiLAddress Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? iii Vacant Density Y Density s e e 100744103 368 N CENTRAL AVE Non- Rezone 0 C/R-MU RM-30 0.27 Storage 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104633322 811 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633323 823 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633319 239 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633324 831 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633325 845 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633326 855 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633318 822 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633317 842 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.41 SFR/Contractor Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633313 842 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.64 Driveway 20 40 40 Lower 13 8 0 0 21 Yes No No No Vacant
104633308 261 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633307 277 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633306 309 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.4 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633309 827 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633305 0 SAN ANTONIO PL Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.4 Vacant 20 40 40 Mixed 0 0 7 6 13 Yes No No No 104633310 843 SAN ANTONIO PL Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.41 Vacant 20 40 40 Mixed 0 0 7 6 13 Yes No No No 104633304 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633301 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.64 Vacant/Storage Yard 20 40 40 Lower 13 8 0 0 21 Yes No No No Vacant
104633327 869 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Contractor office/Storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633329 887 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.2 Office 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633316 869 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633331 891 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.61 SFR/Business Use 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
104633311 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633303 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.41 Contractor storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633312 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Contractor storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633302 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Contractor storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104653101 102 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.21 SFR 4-10 DU 20 20 Mixed 0 0 2 1 3 Yes No No No Vacant
104653102 106 N 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.55 SFR/Vacant 4-10 DU 20 20 Mixed 0 0 5 4 9 Yes No No No Vacant
104653107 144 N 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.5 SFR/Vacant 4-10 DU 20 20 Mixed 0 0 4 4 8 Yes No No No Vacant
104653108 152 N 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.5 2 SFR 4-10 DU 20 20 Mixed 0 0 4 4 8 Yes No No No Vacant
104653109 168 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.41 SFR/Vacant 4-10 DU 20 20 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-133

Page 604 of 722 ends

May 2024
Vacant Current Rezon Assume Tota 4th 5th ink El
e e
General Rezone/ e Max Income V Above I Infrastructur Publicly Address Non- Type Plan Zoning District Upzone To? Acres Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Owned? Vacant Density Density - y s
104707205 370 S 1ST AVE Vacant Rezone OP OP RM-30 0.16 Vacant NA 30 30 Mixed 0 0 2 2 4 Yes No No No 100730108 735 N CENTRAL AVE Vacant Rezone C/I-MU C/I-MU RM-30 0.4 Vacant 20 30 30 Mixed 0 0 5 5 10 Yes No No No 100730109 705 N CENTRAL AVE Non- Rezone C/I-MU C/I-MU RM-30 0.42 2 SFR 20 30 30 Mixed 0 0 5 5 10 Yes No No No Vacant
100730110 665 N CENTRAL AVE Non- Rezone C/I-MU C/I-MU RM-30 0.42 Office 20 30 30 Mixed 0 0 5 5 10 Yes No No No Vacant
100730111 653 N CENTRAL AVE Non- Rezone C/I-MU C/I-MU RM-30 0.56 Plant Retail 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
100762105 1540 W 9TH ST Non- Rezone LI-BP LI RM-20 1.94 Contractor Yard NA 40 40 Lower 37 25 0 0 62 Yes No No No Vacant
100762106 1526 W 9TH ST Non- Rezone LI-BP LI RM-20 1.9 Contractor Yard NA 40 40 Lower 37 24 0 0 61 Yes No No No Vacant
100760101 1500 W 9TH ST Non- Rezone LI-BP LI RM-20 4.65 Contractor Yard NA 40 40 Lower 89 60 0 0 149 Yes No No No Vacant
100729108 1920 W 11TH ST Non- Rezone C/I-MU C/I-MU 40 du/ac 0.55 Auto Sales 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100728122 1915 W ARROW AVE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.17 Industrial 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100728146 1905 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.11 Industrial 20 40 40 Mixed 0 0 2 1 3 Yes No No No Vacant
100728144 1915 W ARROW AVE Non- Rezone C/I-MU C/I-MU 40 du ac 0.02 Industrial 20 40 40 Mixed 0 0 1 0 1 Yes No No No Vacant _
100728145 1915 W ARROW AVE Non- Rezone C/I-MU C/I-MU 40 du ac 0.03 Industrial 20 40 40 Mixed 0 0 1 0 1 Yes No No No Vacant
100728118 1884 WOODLAWN ST Non- Rezone C/I-MU C/I-MU 40 du ac 1.56 Storage 20 40 40 Lower 30 20 0 0 50 Yes No No No Vacant
100728115 1882 WOODLAWN ST Non- Rezone C/I-MU C/I-MU 40 du ac 0.56 Storage 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100728119 1859 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.2 Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100728117 1853 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.2 Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100728132 1851 W ARROW ROUTE Non- Rezone C/I-MU C/I-MU 40 du ac 0.41 Storage 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100728134 1846 WOODLAWN ST Non- Rezone C/I-MU C/I-MU 40 du/ac LO6 Storage 20 40 40 Lower 20 14 0 0 34 Yes No No No Vacant
100728133 1845 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.8 Storage 20 40 40 Lower 16 10 0 0 26 Yes No No No Vacant
104658207 530 E 9TH ST Non Rezone SP Pleasant View Citrus 0.48 Auto Repair 4-10 du 55 55 Mixed 0 0 11 10 21 Yes No No No Vacant Transp.
104655108 997 E 8TH ST Non- Rezone LI-BP LI RM-30 1.62 Tow Yard 0 30 30 Lower 23 16 0 0 39 Yes No No No Vacant
104655102 119 GILMORE DR Non- Rezone LI-BP LI RM-30 0.26 Storage 0 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
Non-
104655101 124 GILMORE DR Rezone LI-BP LI RM-30 0.3 Storage 0 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104655107 1041 E 8TH ST Non- Rezone SFR-M RS-7.5 RM-30 0.15 SFR 4-10 DU 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant
104655106 1017 E 8TH ST Non- Rezone SFR-M RS-7.5 RM-30 0.26 SFR 4-10 DU 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104655141 1019 E 8TH ST Non- Rezone LI-BP LI RM-30 0.34 Storage 0 30 30 Mixed 0 0 4 4 8 Yes No No No Vacant
104655103 1059 E 8TH ST Non- Rezone LI-BP LI RM-30 0.67 Office 0 30 30 Lower 10 6 0 0 16 Yes No No No Vacant
104652104 1059 E 8TH ST Non- Rezone LI-BP LI RM-30 0.9 Light Industrial 0 30 30 Lower 13 9 0 0 22 Yes No No No Vacant
100746130 1813 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.15 Contractor Yard(Tree Service) 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant
100746119 0 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.21 Contractor Yard(Tree Service) 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-134

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May 2024
NiltL Current RezonEimiL Assume Tota 4th Sth General Rezone/ a Max Income V Above I Infrastructur Publicly Address Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit a Owned? ji Vacant I Density Y Density s e e 100746102 1813 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.38 Contractor Yard(Tree Service) 20 40 40 Mixed 0 0 6 6 12 Yes No No No Vacant
100746131 1823 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100765401 1845 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 Contractor office/yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100765402 1861 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.29 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765403 1871 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765404 1885 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.37 SFR 20 40 40 Mixed 0 0 6 6 12 Yes No No No Vacant
100765405 1893 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.34 SFR 20 40 40 Mixed 0 0 6 5 11 Yes No No No Vacant
100765201 1915 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.32 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765202 1937 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.38 Contractor office/yard 20 40 40 Mixed 0 0 6 6 12 Yes No No No Vacant
100743211 0 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.07 Contractor storage yard 20 40 40 Mixed 0 0 1 1 2 Yes No No No Vacant
100746101 202 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.58 Contractor Yard(Tree Service) 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100743214 1822 W HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100743210 1861 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.15 Garage 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant
100743209 203 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.26 SFR 20 40 40 Mixed 0 0 4 4 8 Yes No No No Vacant
100743206 229 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.51 SFR/Storage Yard 20 40 40 Lower 10 6 0 0 16 Yes No No No Vacant
100743208 1871 W 9TH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.18 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100743213 1850 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.15 SFR 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant
100743212 1860 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du ac 0.15 SFR 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant
100743207 1885 W 9TH ST Vacant Rezone B/R-MU B/R-MU 40 du ac 0.18 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100743201 0 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.17 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100743202 230 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.23 Storage Yard 20 40 40 Mixed 0 0 4 3 7 Yes No No No Vacant
100743203 230 VISTA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.24 SFR/Storage Yard 20 40 40 Mixed 0 0 4 4 8 Yes No No No Vacant
100743204 280 VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.48 SFR/Storage Yard 20 40 40 Mixed 0 0 8 7 15 Yes No No No Vacant
100743112 1915 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.2 Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100743111 N VISTA PL,SOUTH OF Non- Rezone B/R-MU B/R-MU 40 du/ac 0.16 Contractor storage yard 20 40 40 Mixed 0 0 3 2 5 Yes No No No HUNTINGTON DR. Vacant
100746220 1663 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.93 Office/Landscaper storage yard 20 40 40 Lower 18 12 0 0 30 Yes No No No Vacant
100746126 1775 W NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.08 SFR 20 40 40 Mixed 0 0 1 1 2 Yes No No No Vacant
100746127 1791 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.09 SFR 20 40 40 Mixed 0 0 2 1 3 Yes No No No Vacant
100746128 1795 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.09 SFR 20 40 40 Mixed 0 0 2 1 3 Yes No No No Vacant
100746214 1693 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.56 SFR/Storage Yard 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100746215 244 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-135

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May 2024
Eimi. NiltL Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly Address Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? Vacant Density y Density s e e
100746216 256 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746217 270 N SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746120 0 W NINTH ST Vacant Rezone B/R-MU B/R-MU 40 du ac 0.09 Vacant 20 40 40 Mixed 0 0 2 1 3 Yes No No No 100746111 1703 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.41 SFR-Mixed Use 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100746110 257 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.27 SFR/Storage Yard 20 40 40 Mixed 0 0 5 4 9 Yes No No No Vacant
100746109 275 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.32 SFR/Storage Yard 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100746108 297 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.59 SFR/Storage Yard 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
100746201 282 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 duVac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746123 1751 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.4 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
0 W 9TH ST,EAST OF Non-
100746133 1775 Vacant Rezone B/R-MU B/R-MU 40 du ac 0.46 SFR/Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No 100746113 1751 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.2 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746115 1775 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746107 1760 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du ac 0.89 SFR 20 40 40 Lower 17 12 0 0 29 Yes No No No Vacant
100746106 0 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du ac 0.42 Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100746116 1791 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746117 1795 W 9TH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.2 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100746132 0 W 9TH ST EAST OF Non- Rezone B/R-MU B/R-MU 40 du/ac 0.76 SFR/Storage Yard 20 40 40 Lower 14 10 0 0 24 Yes No No No 1813 Vacant
100746105 0 W HUNTINGTON DR Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.4 Vacant 20 40 40 Mixed 0 0 7 6 13 Yes No No No 100746204 1638 W HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 1.2 Tow Yard 20 40 40 Lower 23 15 0 0 38 Yes No No No Vacant
100746203 1659 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 1_1 Contractor office/yard 20 40 40 Lower 21 14 0 0 35 Yes No No No Vacant
100746218 1670 W HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.22 SFR 20 40 40 Mixed 0 0 4 3 7 Yes No No No Vacant
100765305 1948 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.46 Office 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100765304 1956 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.45 SFR 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100764202 108 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.81 SFR/Storage Yard 20 40 40 Lower 16 10 0 0 26 Yes No No No Vacant
100764203 112 S LOMA PL Non Rezone B/R-MU B/R-MU I 40 du/ac 0.19 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100764201 102 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.19 SFR 20 40 40 Mixed 0 3 6 Yes No No No Vacant
100765509 105 LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.29 Contractor office/yard 20 40 40 Mixed 0 u 5 10 Yes No No No Vacant
100765510 101 S LOMA PL Non- Rezone B/R-MU B/R-MU I 40 du/ac 1.24 Storage Yard 20 40 40 Lower 24 16 0 0 40 Yes No No No Vacant
100764204 1822 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.6 SFR 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
100765508 63 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.29 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765507 61 LOMA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.18 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-136

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May 2024
Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly limAddress Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? Vacant A 111. MA Density y Density s e e
100765506 1860 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.45 SFR/Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100765505 1870 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.43 SFR/Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100765501 34 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.64 Tow Yard 20 40 40 Lower 13 8 0 0 21 Yes No No No Vacant
100765502 28 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.39 SFR/Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100765504 1890 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.36 Auto Repair 20 40 40 Mixed 0 0 6 5 11 Yes No No No Vacant
100765503 1894 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.49 Auto Body/Paint 20 40 40 Mixed 0 0 8 8 16 Yes No No No Vacant
100765308 1916 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 3 Residential Units 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765307 1924 W NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765306 1934 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.31 Office 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764310 1678 W NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.69 SFR/Storage Yard 20 40 40 Lower 13 9 0 0 22 Yes No No No Vacant
100764301 8793 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764302 108 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 SFR/Storage Yard 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764303 206 5 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 Industrial Building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764304 202 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 SFR/Industrial building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764219 203 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 2.74 Industrial Park 20 40 40 Lower 53 35 0 0 88 Yes No No No Vacant
100764305 140 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.3 Industrial Building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764325 120 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.44 SFR/Contractor Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100764309 0 W NINTH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.21 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100764308 1698 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 SFR/Industrial building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764215 143 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du ac 0.2 SFR/Auto Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100764214 0 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.18 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100764212 1726 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.63 Contractor office/Storage yard 20 40 40 Lower 12 8 0 0 20 Yes No No No Vacant
100764211 1736 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 Cl a 0.57 Contractor office/Storage yard 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100764213 1718 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.24 SFR 20 40 40 Mixed 0 0 4 4 8 Yes No No No Vacant
100764209 1752 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.59 Auto Storage Yard 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
100764218 1770 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.75 SFR/Auto Storage 20 40 40 Lower 14 10 0 0 24 Yes No No No Vacant
100764207 1784 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.4 SFR/Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100764206 1794 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.49 SFR/Storage Yard 20 40 40 Mixed 0 0 8 8 16 Yes No No No Vacant
100764205 1806 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du ac 0.47 SFR/Storage Yard 20 40 40 Mixed 0 0 8 7 15 Yes No No No Vacant

SOUTHWEST CORNER OF E
Non- Existing
104638309 ARROW HWY AND N 3RD SP Arrow Hwy 0.13 Lot E public parking lot 15 N/A 15 Mixed 1 0 1 0 2 Yes Yes Yes Yes AVE Vacant Zoning
City of Upland General Plan 1 Housing Element Page H-137

Page 608 of 722 ends

May 2024
law Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly Address Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? jilL Vacant A JIM Density y Density s e e

SOUTHWEST CORNER OF E
Non- Existing
104638310 ARROW HWY AND N 3RD SP Arrow Hwy 0.21 Lot E public parking lot 15 N/A 15 Mixed 1 0 1 0 2 Yes Yes Yes Yes AVE Vacant Zoning
Non- Existing
104625301 231 E ARROW HWY SP Arrow Hwy 0.17 Auto Repair 15 N/A 15 Mixed 0 0 1 1 2 Yes No Yes Yes Vacant Zoning
Non- Existing
104625315 523 3RD AVE SP Arrow Hwy 0.34 Auto Repair 15 N/A 15 Mixed 0 0 2 2 4 Yes No Yes Yes Vacant Zoning
WASHINGTON BLVD AND Non- Existing Multi-family Senior 104641154 SP 1.03 landscaping 25 N/A 40 Lower 43 29 0 0 72 Yes No No No C STREET Vacant Zoning Housing
SOUTHWEST CORNER OF Non- Existing
104640312 SP Old Town 0.05 Lot D public parking lot 35 N/A 35 Mixed 1 0 1 0 2 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
SOUTHWEST CORNER OF Non- Existing Lot D
104640313 SP Old Town 0.17 public parking lot 35 N/A 35 Mixed 2 0 3 0 5 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
SOUTHWEST CORNER OF Non- Existing Lot D
104640314 SP Old Town 0.03 public parking lot 35 N/A 35 Mixed 0 0 1 0 1 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
SOUTHWEST CORNER OF Non- Existing Lot D
104640315 SP Old Town 0.12 public parking lot 35 N/A 35 Mixed 1 0 2 0 3 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
SOUTHWEST CORNER OF Non- Existing Lot D
104640316 SP Old Town 0.12 public parking lot 35 N/A 35 Mixed 1 0 2 0 3 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
SOUTHWEST CORNER OF Non- Existing Lot D
104640317 SP Old Town 0.12 public parking lot 35 N/A 35 Mixed 1 0 2 0 3 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
SOUTHWEST CORNER OF Non- Existing Lot D
104640318 SP Old Town 0.14 public parking lot 35 N/A 35 Mixed 2 0 2 0 4 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
Non- Existing
104656201 100 N 6TH AVE SP Citrus Transportation 0.23 Industrial 55 N/A 55 Mixed 0 0 5 5 10 Yes No No Yes Vacant Zoning
Non- Existing
104656203 100 N 6TH AVE SP Citrus Transportation 0.23 Industrial 55 N/A 55 Mixed 0 0 5 5 10 Yes No No Yes Vacant Zoning
Non- Existing
104656202 100 N 6TH AVE SP Citrus Transportation 0.23 Industrial 55 N/A 55 Mixed 0 0 5 5 10 Yes No No Yes Vacant Zoning
Non- Existing
104656204 142 N SIXTH AVE SP Citrus Transportation 0.28 Industrial 55 N/A 55 Mixed 0 0 6 6 12 Yes No No Yes Vacant Zoning
Non- Existing
104656212 153 N CAMPUS AVE SP Citrus Transportation 0.46 Industrial 55 N/A 55 Mixed 0 0 10 10 20 Yes No No No Vacant Zoning
Non- Existing
104656213 125 N CAMPUS AVE SP Citrus Transportation 0.51 Industrial 55 N/A 55 Lower 13 9 0 0 22 Yes No No No Vacant Zoning
Non- Existing
104658101 110 N 3RD AVE SP Citrus Transp. 1.81 Warehouse 55 N/A 55 Lower 48 32 0 0 80 Yes No Yes Yes Vacant Zoning
Existing
104658108 110 N 3RD AVE Vacant SP Citrus Transp. 0.11 Vacant 55 N/A 55 Mixed 0 0 3 2 5 Yes No No No Zoning
NORTHWEST CORNER OF Non- Existing
104659324 SP Old Town 0.16 Lot B public parking lot 35 N/A 35 Mixed 2 0 5 Yes Yes Yes Yes A ST AND N 3RD AVE Vacant Zoning
NORTHWEST CORNER OF Non- Existing
104659318 SP Old Town 0.36 Lot B public parking lot 35 N/A 35 Mixed 5 0 10 Yes Yes Yes Yes A ST AND N 3RD AVE Vacant Zoning
NORTH OF A ST AND WEST Non- Existing Old Town/Historic 104659224 SP 0.17 public parking lot 25 N/A 25 Mixed 1 0 3 Yes Yes Yes Yes OF N 2ND AVE Vacant Zoning Core
N 1ST STREET BETWEEN A Non- Existing Old Town/1st St. 104659204 SP 0.14 Lot C public parking lot 55 N/A 55 Mixed 3 0 6 Yes Yes Yes Yes ST AND E 9TH ST Vacant Zoning Overlay
N 1ST STREET BETWEEN A Non- Existing Old Town/1st St. 104659205 SP 0.21 Lot C public parking lot 55 N/A 55 Mixed 5 0 0 10 Yes Yes Yes Yes ST AND E 9TH ST Vacant Zoning Overlay
N 1ST STREET BETWEEN A Non- Existing Old Town/1st St. 104659206 SP 0.21 Lot C public parking lot 55 N/A 55 Mixed 5 0 5 0 10 Yes Yes Yes Yes ST AND E 9TH ST Vacant Zoning Overlay
Existing
104660105 178 S EUCLID AVE Vacant SP Euclid 0.17 vacant 40 N/A 40 Lower 4 2 0 0 6 Yes No Yes Yes Zoning
Existing
104660112 179 S 1ST AVE Vacant SP Citrus Transp. 0.17 vacant 55 N/A 55 Lower 4 3 0 0 7 Yes No No No Zoning
Existing
104660113 185 S 1ST AVE Vacant SP Citrus Transp. 0.17 vacant 55 N/A 55 Lower 4 3 0 0 7 Yes No No No Zoning
Existing
104660114 89 8TH ST Vacant SP Citrus Transp. 0.33 vacant 55 N/A 55 Lower 8 6 0 0 14 Yes No No No Zoning
Existing
104660101 0 EIGHTH ST Vacant SP Euclid 0.03 vacant 40 N/A 40 Lower 1 0 0 0 1 Yes No Yes No Zoning
City of Upland General Plan 1 Housing Element Page H-138

Page 609 of 722 ends

May 2024
Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly limAddress Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? Vacant A AL Density y Density s e e
Existing
104660102 196 S EUCLID AVE Vacant SP Euclid 0.11 vacant 40 N/A 40 Lower 2 1 0 0 3 Yes No No No Zoning
Existing
104660103 188 S EUCLID AVE Vacant SP Euclid 0.05 vacant 40 N/A 40 Lower 1 1 0 0 2 Yes No No No Zoning
Existing
104660104 188 S EUCLID AVE Vacant SP Euclid 0.11 vacant 40 N/A 40 Lower 2 1 0 0 3 Yes No No No Zoning
Existing
104660106 178 S EUCLID AVE Vacant SP Euclid 0.15 vacant 40 N/A 40 Lower 3 2 0 0 5 Yes No No No Zoning
Existing
104660107 170 S EUCLID AVE Vacant SP Euclid 0.17 vacant 40 N/A 40 Lower 4 2 0 0 6 Yes No No No Zoning
Existing
104660115 188 EUCLID AVE Vacant SP Euclid 0.17 vacant 40 N/A 40 Lower 4 2 0 0 6 Yes No No No Zoning
Existing
104660108 150 EUCLID Vacant SP Euclid 0.33 vacant 40 N/A 40 Mixed 0 0 5 5 10 Yes No Yes No Zoning
104660207 166 S FIRST AVE Non- Existing SP Citrus Transp. 0.32 Vacant lumber yard and parking 55 N/A 55 Mixed 0 0 7 7 14 Yes No Yes Yes Vacant Zoning — with single owner
Non- Existing Vacant lumber yard and parking 104660208 140 S 1ST AVE SP Citrus Transp. 0.32 55 N/A 55 Mixed 0 0 7 7 14 Yes No Yes Yes Vacant Zoning with single owner
Existing
104660206 172 S 1ST AVE Vacant SP Citrus Transp. 0.16 Vacant 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Zoning
Existing
104660205 172 S 1ST AVE Vacant SP Citrus Transp. 0.16 Vacant 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Zoning
Non- Existing
104660209 140 E 2ND ST SP Citrus Transp. 0.11 Lot A public parking lot 55 N/A 55 Mixed 2 0 3 0 5 Yes Yes Yes Yes Vacant Zoning
Non- Existing
104660210 140 E 2ND ST SP Citrus Transp. 0.12 Lot A public parking lot 55 N/A 55 Mixed 3 0 3 0 6 Yes Yes Yes Yes Vacant Zoning
Non- Existing
104660211 140 E 2ND ST SP Citrus Transp. 0.37 Lot A public parking lot 55 N/A 55 Mixed 8 0 8 0 16 Yes Yes Yes Yes Vacant Zoning
Non- Existing
104660308 283 E 8TH ST SP Citrus Transportation 0.11 SFR 55 N/A 55 Mixed 0 0 3 2 5 Yes No Yes Yes Vacant Zoning
Non- Existing
104660307 0 THIRD AVE SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
Non- Existing
104660310 183 S 3RD AVE SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No Yes Yes Vacant Zoning
Non- Existing
104660311 167 S THIRD AVE SP Citrus Transportation 1 0.49 Commercial Building 55 N/A 55 Mixed 0 0 11 11 22 Yes No No No Vacant Zoning
Non- Existing
104660309 251 E 8TH ST SP Citrus Transp. 0.05 single-family residential 55 N/A 55 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
Non- Existing
104660408 167 S SULTANA AVE SP Citrus Transp. 1.29 vacant industrial 55 N/A 55 Lower 34 23 0 0 57 Yes No Yes Yes Vacant Zoning
Non- Existing
104660403 184 S 3RD AVE SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
Non- Existing
104660404 176 S 3RD AVE SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
Non- Existing
104660405 170 5 3RD AVE SP Citrus Transp. 0.16 Multi-family 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
Non- Existing
104660406 164 S 3RD AVE SP Citrus Transp. 0.16 vacant industrial 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
Non- Existing
104660407 140 S THIRD AVE SP Citrus Transp. 0.64 Industrial 55 N/A 55 Lower 17 11 0 0 28 Yes No No No Vacant Zoning
Non- Existing
104657106 669 E 8TH ST HDUSP Olivedale 0.81 1 SFR/Storage Yard 20 N/A 20 Mixed 0 0 7 6 13 Yes No No No Vacant Zoning
Non- Existing
104657107 659 E 8TH ST HDUSP Olivedale 0.21 SFR 20 N/A 20 Mixed 0 0 2 1 3 Yes No No No Vacant Zoning
Non- Existing
104657108 649 E 8TH ST HDUSP Olivedale 0.65 4 units 20 N/A 20 Mixed 0 0 5 5 10 Yes No No No Vacant Zoning
Non- Existing
104657109 635 E 8TH ST HDUSP Olivedale 0.51 4 units 20 N/A 20 Mixed 0 0 4 4 8 Yes No No No Vacant Zoning
Non- Existing
104657110 623 E 8TH ST HDUSP Olivedale 0.51 4 units 20 N/A 20 Mixed 0 0 4 4 8 Yes No No No Vacant Zoning
City of Upland General Plan 1 Housing Element Page H-139

Page 610 of 722 ends

May 2024
Mik Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income V Above I Infrastructur Publicly Address Non- Type Zoning District AcresjiL Consolidate Existing Use Max d Max Low Moderate Cycl Cycl e e
Plan Upzone To? Densit Category Low Moderate Unit e Owned? Vacant Density Density
y s
Non- Existing
104657111 613 E 8TH ST HDUSP Olivedale 0.51 SFR 20 N/A 20 Mixed 0 0 4 4 8 Yes No No No Vacant Zoning
Non- Existing
104657113 599 E 8TH ST HDUSP Olivedale 0.17 SFR 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
Non- Existing
104657112 605 E 8TH ST HDUSP Olivedale 0.41 SFR 20 N/A 20 Mixed 0 0 3 3 6 Yes No No No Vacant Zoning
Existing
104610214 867 E 11TH ST Vacant MFR-L RM-30 1.5 Vacant 30 N/A 30 Lower 22 14 0 0 36 Yes No No No Zoning
Non- Existing
104650160 85 N GROVE ST C/R-MU C/R-MU 0.37 Contractor Yard 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Vacant Zoning
Non- Existing
104650159 1472 BOWEN ST C/R-MU C/R-MU 0.37 Commercial 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Vacant Zoning
Non- Existing
104650128 111 N GROVE AVE C/R-MU C/R-MU 0.7 1 SFR 20 N/A 20 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
104405104 1997 N EUCLID AVE Non- Existing SFR-L RS-20 3.22 SFR 0-4 N/A 4 Above 0 0 0 10 10 Yes No No No Vacant Zonng i - - Moderate 104325122 2224 N SAN ANTONIO AVE Vacant Existing SFR-L RS-20 1 Vacant 1 N/A 1 Above 0 0 0 2 2 Yes No No No Zoning - - _ Moderate
Non- Existing
100706108 1816 FOOTHILL BLVD C/I-MU C/I-MU 3.74 Restaurant/Vacant(Buffalo Inn) 20 N/A 20 Mixed 0 0 19 19 38 Yes No No No Vacant Zoning
Non- Existing
100706123 1812 FOOTHILL BLVD C/I-MU C/I-MU 0.83 Restaurant/Vacant(Buffalo Inn) 20 N/A 20 Mixed 0 0 5 4 9 Yes No No No Vacant Zoning
Existing
100704107 2085 W ELEVENTH ST Vacant Enclave Specific Plan 3.39 Vacant 20 N/A 20 Mixed 0 0 27 27 54 Yes No No No Zoning
Non- Existing
100709108 1690 W FOOTHILL BLVD C/I-MU C/I-MU 1.82 Car Rental/Vacant 20 N/A 20 Mixed 0 0 9 9 18 Yes No No No Vacant Zoning
100709109 0 W FOOTHILL BLVD Non- Existing C/I-MU C/I-MU 0.92 Commercial Building/Abandoned 20 N/A 20 Mixed 0 0 5 4 9 Yes No No No Vacant Zoning SFR vacant - -
Existing
100709110 1656 W FOOTHILL Vacant C/I-MU C/I-MU 0.95 vacant 20 N/A 20 Mixed 0 0 5 5 10 Yes No No No Zoning
Non- Existing
100709116 939 N BENSON AVE C/I-MU C/I-MU 1.76 Industrial Building/yard 20 N/A 20 Mixed 0 0 9 9 18 Yes No No No Vacant Zoning
Non- Existing
100709107 1700 W FOOTHILL BLVD C/I-MU C/I-MU 1.35 Industrial Building/yard 20 N/A 20 Mixed 0 0 7 7 14 Yes No No No Vacant Zoning
Existing
104707206 370 S 1ST AVE Vacant SFR-M RS-7.5 0.16 Vacant 4-10 du N/A 10 Mixed 0 0 1 1 2 Yes No No No Zoning
Existing
104627105 0 N EUCLID AVE Vacant SFR-M RS-7.5 0.14 Vacant 4-10 du N/A 10 Mixed 0 0 1 0 1 Yes No No No Zoning
Non- Existing
104606184 0 E FOOTHILL BLVD C/R-MU C/R-MU 0.21 Commercial/parking 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
Non- Existing
104606188 0 FOOTHILL BLVD C/R-MU C/R-MU 0.2 Commercial/parking 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
Non- Existing
104606183 80 E FOOTHILL BLVD C/R-MU C/R-MU 0.41 Commercial/parking 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Vacant Zoning
Non- Existing
104606187 60 E FOOTHILL BLVD C/R-MU C/R-MU 0.15 Commercial/parking 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
Existing
104611101 920 E FOOTHILL BLVD Vacant C/O-MU C/O-MU 0.38 Vacant 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Zoning
Existing 0-4 Above
104303234 0 W 24TH ST Vacant SFR-L RS-20 0.55 Vacant N/A 4 0 0 0 2 2 Yes No No No Zoning du ac Moderate
Existing 0-4 Above
104303230 0 W 24TH ST Vacant SFR-L RS-20 0.51 Vacant N/A 4 0 0 0 2 2 Yes No No No Zoning du ac Moderate
104303232 0 W 24TH ST Vacant Existing SFR-L RS-20 0.51 Vacant 0-4 N/A 4 Above 0 0 0 2 2 Yes No No No Zoning - du ac - Moderate
Existing 0-4 Above
104403219 1887 LIVEOAK WAY Vacant SFR-L RS-15 0.35 Vacant N/A 4 0 0 0 1 1 Yes No No No Zoning du ac Moderate
Non- Existing
100728123 1931 W ARROW MFR-M RM-30 0.85 1SFR 30 N/A 30 Lower 13 8 0 0 21 Yes No No No Vacant Zoning
Existing 4-10
104722125 0 N CAMPUS AVE Vacant Zoning SFR-M RS-7.5 0.07 Vacant du ac N/A 10 Mixed 0 0 1 0 1 Yes Yes No No City of Upland General Plan 1 Housing Element Page H-140

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May 2024
Elimi Vacant Current Rezon Assume Tota 4th 5th General Rezone/ e Max Income Vy Above I Infrastructur Publicly Address Non- Type Zoning District Acres Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Plan Upzone To? Densit Category Low Moderate Unit e Owned? Vacant A Ilk Density y Density s e e
Existing 4-10
104704107 0 EUCLID AVE Vacant Zoning SFR-M RS-7.5 0.17 Vacant du ac N/A 10 Mixed 0 0 1 1 2 Yes No No No Non- Existing
104558137 555 W FOOTHILL BLVD C/R-MU C/R-MU 5.21 Auto Dealership 20 N/A 20 Mixed 0 0 26 26 52 Yes No No No Vacant Zoning
Non- Existing Above
104553214 689 E PINE ST SFR-M 4-10 DU 0.64 1 SFR 1 N/A 1 0 0 0 1 1 Yes No No No Vacant Zoning Moderate
Non- Existing
104605117 234 W FOOTHILL BLVD C/R-MU C/R-MU 1.94 Office 20 N/A 20 Mixed 0 0 10 10 20 Yes No No No Vacant Zoning
Non- Existing
104646206 1221 E 9TH ST RM-20 RM-20 0.31 SFR 20 N/A 20 Mixed 0 0 3 2 5 Yes No No No Vacant Zoning
Non- Existing
104634103 689 W VERNON DR MFR-L RM-20 0.66 SFR 20 N/A 20 Mixed 0 0 5 5 10 Yes No No No Vacant Zoning
Non- Existing
104634101 619 W VERNON DR MFR-L RM-20 0.85 SFR 20 N/A 20 Mixed 0 0 7 7 14 Yes No No No Vacant Zoning
Non- Existing
104649310 1371 E 9TH ST MFR-L RM-20 0.29 SFR 20 N/A 20 Mixed 0 0 3 2 5 Yes No No No Vacant Zoning
Existing
104649311 1369 E 9TH ST Vacant MFR-L RM-20 0.29 Vacant 20 N/A 20 Mixed 0 0 3 2 5 Yes No No No Zoning
City of Upland General Plan 1 Housing Element Page H-141

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May 2024
Figure B1. Site Map
ucm oga •' 4-v - li 5 r.' ,• .' .,'� -T -i"° nr A' ry' yV Y , i l• _- •,m • i',.:(1:
'„ r r< - Ill tilir"
� .111: , µ 41•'sr Y'-m, ' rO(.1: , E^� 41. f 3 "� - "°e� .,as -t-: Y W,_,•2Ist St .7.•Iy -¢. _ _ �, 1st ], .`h .. o. -7
r` p + Q9EXr,�� t ts4n st
scat y i 1 , v 1. " t
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_Baseline Rd '� W 16th St —-� orb"; 'TT*o "^""Er' 'U L ._ 'Ir
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* � Se Ir Cable Airport � - � ... a W 5i�p`t D. I , , - . , .111. . C 7,— ,? -, , , .� Legend W Foothill Blvd EI M13Cft
-r � � � :. •—�,.•.ti.:. !. - .- L w._ city Boundary i9:Z,y° I�jj' ", �� -� r Other Jurisdictions o �- I F. Lill; •„ '
� M Approved and Pending Projects
aesy " W Arrow Rte E 1 y W Arrow h vy° U piarl .° I E Arrow Hwy _"' RHNA Sites q Income Category
_ _ 1,4� •
• • u f e W gal' t' _ .. E 9tn St
. - _ - .laillir • I r i— -- ^L 'a 11MLower • s, r
• w -
- fi!'t[::f k- °W 8th St � ® c 8th,5 Moderate All :.: P • ! ii Abave ModerateIll
t�,�II Ilir l w Mtn St Mixed
Michael Baker U o 0.75 1
5 Miles Upland RHNA Sites and Pending Projects

INTERNATIONAL
City of Upland General Plan 1 Housing Element Page H-142

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May 2024
Appendix C Fair Housing Assessment
Assembly Bill (AB) 686 requires a jurisdiction's Housing Element to provide an analysis of barriers that restrict access to opportunity and a commitment to specific meaningful actions and how the identified Regional Housing Needs Allocation (RHNA) sites affirmatively further fair housing. AB 686 requires jurisdictions to identify meaningful goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected segments of the population. In addition,AB 686:
• Requires jurisdictions and public housing authorities to administer their programs and activities related to housing and community development in a way that affirmatively furthers fair housing; • Prohibits the state,cities,counties,and public housing authorities from taking actions materially inconsistent with their Affirmatively Furthering Fair Housing(AFFH) obligation; • Adds an AFFH analysis to the Housing Element (an existing planning process that California cities and counties must complete) for plans that are due beginning in 2021;and • Includes in the Housing Element's AFFH analysis a required examination of issues such as segregation and resident displacement,as well as the required identification of fair housing goals.

The bill added an assessment of fair housing to the Housing Element which includes the following components:
• A summary of fair housing issues and assessment of the City's fair housing enforcement and outreach capacity;
• An analysis of segregation patterns and disparities in access to opportunities, • An assessment of contributing factors,and
• An identification of fair housing goals and actions.

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.Translation services were available for all meetings upon request.

City of Upland General Plan Housing Element Page H-143

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May 2024
To encourage continuing stakeholder involvement in local housing issues throughout the planning period,Program 21 and Program 22 include 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.

During the month of January and early February, 2024, the City conducted additional, targeted stakeholder outreach focusing on low-moderate income and special needs populations. The City conducted five additional stakeholder interviews with groups who include and represent low-moderate income and special needs populations in Upland.Target populations include extremely low-income persons,those in transitional housing,those in senior housing, mobile home communities, fair housing services, homeowner wraparound services, and disability services. .Interviewees stressed the high cost of construction, importance of housing choices, need for education on fair housing and housing resources,homeownership and repair programs,and importance of ADUs,including educating homeowners on ADU development.The City has included and modified a number of programs in the Housing Element based in part on this feedback. The feedback and where it is addressed in Housing Element Programs is as follows:
• Increased housing mobility and housing options (Program 6,Program 23). • Importance of education,especially regarding fair housing and tenant's rights (Program 21,Program 22 • Importance and opportunity for ADUs (Program 9,Program 23 • Need for additional low-income housing(Program 6,Program 14,Program 15,Program 20 • Home Repair and Assistance Programs (Program 2,Program 3,Program 5).

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.

City Overview
Upland is in the Riverside-San Bernardino-Ontario Metropolitan Statistical Area. The City is located in the southwest corner of San Bernardino County adjacent to Los Angeles County.The City encompasses approximately

15.6 square miles and has no external sphere of influence.

Much of the fair housing analysis is based upon census data provided at the census tract level. Upland has a total of 18 census tracts. Figure C1 displays the census tracts in the City and the RHNA sites within those census tracts; however, some of the census tracts are not solely in Upland and have portions in neighboring jurisdictions. As a result,demographic information for these census tracts reflects neighboring communities,as well as Upland.

Most of the census tracts in Upland contain housing,with the majority of the City being zoned for single-family neighborhoods. 17 of the 18 census tracts that intersect Upland have the majority of their area located inside City limits. Of the 17 tracts mostly in the City,these tracts vary in demographic makeup,with tracts on average having lower incomes and more predominant non-White populations in southern Upland,and tracts in northern Upland have higher incomes and a more predominant White population. While there is much variation in the tracts City of Upland General Plan Housing Element Page H-144

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May 2024
surrounding the City, the majority of the surrounding areas follow the opportunity trends in Upland to the north and south.There is significant variation in resource categories within the City,with the northern areas of the City being of highest resource, areas in the central city being high resource and moderate resource, and areas in the south being low resource. This is a relative ranking based on composites of environmental, economic, and education scores.

The Affirmatively Furthering Fair Housing(AFFH) section also considers the effects that the selected RHNA sites may have on fair housing.Selected RHNA sites and entitled projects are relatively distributed throughout the City.

Figure Cl. Census Tracts and RHNA Sites
,an A
MeEi 8.04
�a
ago � l
J/
Fees x4S 1} 8.13 8.14 - ' �,:i
t JI w ztst St
/p _ n I 820
iii
ti
cill
s+ ,- 19th St - 19th St
w 19th St w� .
v

8.16 .15 m 8.19
n
One Ru """' t Baline CS
:, 9 _ l and Hllls
,_ Country Club ..-.ce
it
•
rM de rr:o mil r 8.18
1 'f ..i, J 7 Cable Airports - 8.08
t� -r � II ,..

Cen Yr'iiI
7� . - ' Legend
1 a . , - __� O Cay Boundary
}ir - _

4. 4,1,,„ „ ? -Other Jurisdictions
t -f ii11T•i:g-�: a 8.24 9.0
Census Tracts
y r qt ...�, 8,23 .+ r Approved and Pending Projects W•Arrow Rte.- W Arrow h.vy Ur ti row Hwy
'j"' • _
- ' RHNASites
.y^ 9.03 st m sr Income Category
a - -. y d1vrt 4 _Lower
W 8th St - 8tt -Moderate

8.25 f 'g 8.26

9.04 Above Moderate
W 7th St
Morena St I' 1, y a -!Nixed
Census Tract Boundaries 0 0.5 1Miles N City of Upland General Plan i Housing Element Page H-145

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May 2024
Table C2. Comparison of Fair Housing with Respect to Location %of
Mod Above Total Total TCAC Composite Median %with Childre CES °° R/ECAP Tract Low RHNA Units Disabilit Percentil Non- _ Mod. HH Pop. Category Income X n in a White Present FHH
Census Tracts Mostly Inside Upland

9.03 374 232 469 1.075 17.6% 1.412 1.794 Moderate Resource $57.826 12.5% 14.9% 77.2 76.6% No

8.21 791 507 768 2.066 33.8% 1.976 2.084 Moderate Resource $74.977 9.9% 29.3% 71.3 59.3% No

9.01 217 20 72 309 5.1% 1.948 1.699 Moderate Resource $62.939 14.6% 18.5% 73.0 64.7% No

8.14 0 0 21 21 0.3% 1,248 824 Highest Resource $ 147.813 11.6% 8.9% 14.3 36.9% No

8.24 4 22 44 70 1.1% 1.866 1.059 Low Resource $64.492 11.3% 15.0% 81.1 41.3% No

8.08 273 4 4 281 4.6% 1.840 1.333 Moderate Resource $85.583 15.2% 14.1% 67.4 61.2% No

8.25 272 0 0 272 4.4% 1.562 2.387 Low Resource $56,649 6.8% 8.6% 81.8 77.8% No

9.04 574 114 167 855 14.0% 1.332 2.603 Low Resource $68,592 9.5% 18.5% 85.4 72.2% No

8.26 0 1 1 2 0.0% 1.445 1.309 Low Resource $74,306 11.0% 14.4% 83.5 50.5% No

8.2 0 55 54 109 1.8% 1,210 1.682 Highest Resource $ 138.846 11.0% 0.0% 15.7 38.0% No

8.19 0 0 243 243 4.0% 2.085 2.281 High Resource $ 140.893 9.9% 4.0% 36.6 48.7% No

8.13 0 30 30 60 1.0% 1.163 1,798 Highest Resource $91.250 12.8% 19.7% 12.3 40.3% No

8.17 0 0 0 0 0.0% 1.367 1.391 Moderate Resource $78,750 15.3% 8.2% 56.8 54.5% No

8.15 0 0 176 176 2.9% 1.164 1.729 Highest Resource $140.000 10.2% 8.9% 15.0 51.0% No

8.16 0 0 5 5 0.1% 1.479 989 Highest Resource $122.096 10.4% 19.2% 10.3 39.9% No

8.23 212 59 249 520 8.5% 2.404 1.627 Moderate Resource $64.774 13.7% 21.7% 75.6 65.9% No

8.18 0 26 27 53 0.9% 1.885 1.159 High Resource $99,913 14.5% 4.1% 52.7 40.4% No Census Tracts Mostly Outside Upland

8.04 0 0 0 0 0.0% 1.062 2.144 Highest Resource $141.190 11.1% 9.8% 8_3 35.9% No City of Upland General Plan 1 Housing Element Page H-146

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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, 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.

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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 landlord 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.

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 testing,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
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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.

This data becomes more enlightening when compared to the data reported in 2013 in the City 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 21 of the Housing Plan,the City intends to continue to contract with the IFHMB or another comparable and qualified service provider to implement fair housing goals.

The City Attorney has indicated that as of November 29,2023,and after due inquiry with City staff who would have relevant knowledge and information,the City Attorney is not aware of any violation by the City of Upland or its related public entities of any of the civil rights and fair housing laws set forth below,and the City Attorney is unaware of any unresolved or other litigation concerning compliance.

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• California Fair Employment and Housing Act(FEHA) (Part 2.8 (commencing with section 12900) of Division 3 of Title 2);
• California Government Code sections 8899.50, 65008,and 11135; • Civil Code section 51 (the Unruh Civil Rights Act);and • FEHA regulations in California Code of Regulations,title 2, sections 12005-12271 • Density Bonus Law (Gov. Code, § 65915.,
• Housing Accountability Act (Gov. Code, § 65589.5.) • No-Net-Loss Law(Gov. Code, 5 65863)Density Bonus Law • Least Cost Zoning Law(Gov. Code, § 65913.1)
• Excessive subdivision standards (Gov. Code, § 65913.2.) • Limits on growth controls (Gov. Code, § 65302.8.)
• Housing Element Law(Gov. Code, § 65583,esp. subds. (c)(5), (c)(10).) City of Upland General Plan 1 Housing Element Page H-150

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Patterns of Integration and Segregation
Race and Ethnicity
Figure C3 shows the racial and ethnic majority by census tract in the City of Upland.As illustrated,the southern areas of the City have a slim( 50%) White majority.These trends extend beyond the City boundaries. The tracts with Hispanic majorities have a larger low- to moderate- income population and less positive TCAC scores than the majority White tracts.

These trends continue beyond the City limits. Upland has comparable racial trends to the County as a whole.

Regionally,there is a common correlation between wealth and race,which may help explain the racial/income concentrations in the City. The City has a smaller Hispanic population (43.5 percent) in comparison to the County (54.6 percent). Upland, however, has a larger Asian/Asian Pacific Islander (API) population (9.2 percent) to the County (7.6 percent), and a significantly larger non-Hispanic White population (32.6 percent) compared to the County(26.6 percent).

As seen in Figure C4,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.

The northern portion of Upland abuts the San Gabriel Mountains foothills which contains substantial open pace and very few households. The census tract data in this part of Upland may be affected by these factors.

The northern portion of Upland is classified with a White majority, and this demographic data remains the same extending north of the City to unincorporated San Antonio Heights and the foothills. Southern Upland as well as a majority of the cities south of Upland have a Hispanic majority,including the City of Ontario which has a significantly more predominant Hispanic majority.Beyond the southern areas of San Bernardino County, there are a few areas in neighboring jurisdictions with Asian majority populations, including in the Cities of Eastvale and Chino Hills.

The trends in and around Upland have remained similar over time. However,some tracts further to the South which now have more predominant Asian populations were previously predominantly Hispanic or White.

Upland has had a predominant White population in northern areas, and predominant Hispanic population in southern areas at least since census data available in 2010.As of 2021 ACS data,the Hispanic population in the south is becoming more predominant, and there are some areas in central/eastern Upland that are becoming more predominantly Hispanic over time.

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Figure C2. Racial and Ethnic Majority (2010)
Legend
clvv enundary
Other tarItd',rnon:

Predominant Race(ACS
2017-2021)-Tract Level
whltaale„a,enr klapamcer
�annn
kispanlc or Latino
Block oe Afr[oan American
Colleg r. - men net Hispanic ar Latina fi5 Heights Alenalone,not Hispanic or
Latino
American Indian and Alaska
-Native alone not Hispanic ar
lakno
-Two ar more aces,no[Xlspenic
1`.1'-.11d F t. . . or Latno
Native Hawaiian and other
-Pacific islander alone,not
L Hispanic or latno
- - some oher race alone,not
'�krspanlc or latine
- - Strength of predominance
13-9]
9]-100
Racial and Ethnic Majority 0 0-5 1Miles A
Source:HCD AFFH Data Viewer
As shown in Figure C4,there is significant variation in the levels of concentration of the non-White population throughout the City.The southern areas of the City have a higher concentration of the non-White population.

The tracts with a larger non-White population also generally have a larger low-to moderate-income population and less positive TCAC scores than the more northern areas of the City.

As of 2021,67.4 percent of the City was non-White,while 73.4 percent of the County was non-White,indicating that the overall distribution of the non-White population is lower in the City than in the region as a whole.

Figure C4 compares the RHNA units with the percentage of the population that is non-White. About 40 percent of the RHNA units are located in areas of the City where 40 to 60 percent of the population is non- White. There are very few sites in areas with relatively very high or relatively very low concentrations of the non-White population.This is a reflection of the trends within the City as a whole, as most of Upland's block groups are 20 to 60 percent non-White.

The City's RHNA strategy reflects the overall composition of Upland, and is not expected to negatively exacerbate segregation conditions related to race or ethnicity.

City of Upland General Plan Housing Element Page H-152

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Figure C3. Percentage of the Population that is Non-White (2010 and 2018) r
19th St
- m
E
oi
�m ,� � m
-- I 8
,ice
Legend
Q W 0 City Boundary
Other Jurisdictions
ftfilla °° Approved and Pending Projects �j RHNA Sites
MF°°shiu Blvd a Fo°tni Income Category
-Lower
a -Moderate
I- *Above Moderate
7 i 1
Q Cs'ear 00 _ Q Ny - 9 Arrow W Mixed Percent of Total Non-White
UNIDO st _1 J� 1 Population
■ ' I I o-za%
C701DEn �—7 ern-s -
-- -40-60%
-60-80%
C:kaksong7 — 'IMF - Q7iii33 -s0100% Non-White Population and RHNA Sites 0 0.5 ' ,
Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-153

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Figure C4. Percent Non-White Comparison of RHNA Units 60%
50%
U,
c 40%
D
Z
2 30%
0 c
CU
U
v 20%
d
10%
0% -
20-40% 40-60% 60-80%
Percent of Population that is NonWhite by Tract
•Lower •Moderate Above Moderate
Dissimilarity Index- Race and Ethnicity
Segregation is defined by the census as the spatial distributions of different groups among units in a metropolitan area. Segregation can be quantified by using the dissimilarity index. The dissimilarity index measures the distribution of two groups in a city and assigns a score between 1 and 100.The level of segregation is determined by assessing what percentage of residents of a census block would have to move for each block to have the exact same population of said group.A score of zero (0) reflects a fully integrated environment; a score of 100 (or 100%) reflects full segregation. Therefore, a higher dissimilarity index indicates higher concentrations of the indicated ethnic groups in areas of the City, when compared to the White population distribution. A lower dissimilarity index implies higher integration, and a more even distribution of each ethnicity when compared to the White population. The formula for this calculation is provided by the HCD AFFH Guidance Document.

The categories for the dissimilarity index on a scale of 1-100 are as follows:
• 60:High Segregation
City of Upland General Plan 1 Housing Element Page H-154

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Ethnic and racial composition of an area is useful in analyzing housing demand and related fair housing concerns,as these factors illustrate the relationship with other characteristics such as household size,locational preferences,and mobility.

Figure C5 provides the dissimilarity index values in Upland,indicating the level of segregation between White residents and residents who are non-White,Black,Hispanic,or Asian/Pacific Islander. In 2019,there was low segregation between the Non-White and White populations, and moderate segregation between the Hispanic and White,Black and White,and Asian and White populations.A low dissimilarity index of 29.53 in the figure below means that 29.53 percent of Upland's Non-White or White residents would need to move to a different census block to create balanced integration between Non-White and White residents. Levels of segregation have reduced slightly since 2013.

The County has moderate levels of segregation across all racial and ethnic comparisons, indicating that se�-regation is more prevalent regionally than in the Cityof Upland.

Figure C5. Racial/Ethnic Dissimilarity Index (2013-2019) 30 20
10 0
Non-White,non-Hispanic and Hispanic/White,non- Black,non-Hispanic/White, Asian,non-Hispanic/White, Hispanic/White,non- Hispanic non-Hispanic non-Hispanic Hispanic
■2013 ■2019
Source:HUD AFFH Database,2020
Income
The dissimilarity index can also be used to calculate income segregation,using the same scale as above. In the City of Upland, the dissimilarity index for income is 46.4, which indicates moderate segregation. In San Bernardino County as a whole,the dissimilarity index for income is 21.7,which is low income segregation.The patterns of development have led to northern Upland containing newer,more expensive housing stock,which has led to a discrepancy in incomes between north and south Upland. This may explain why the dissimilarity index in Upland is significantly higher than countywide, City of Upland General Plan Housing Element Page H-155

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Identifying low to moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines an LMI area as a Census tract or block group where over 51 percent of the households are LMI (based on HUD income definition of up to 80 percent of the area median income (AMI).

Figure C6 and Figure C7 show the distribution of RHNA units by low to moderate income population. As shown in Figure C3,the area with the largest low to moderate income population is also the area with a Hispanic majority, and the overall largest non-White population. Compared to the region, Upland has a higher median income and a higher income disparity.

Figure C7 shows the percentage of RHNA units compared to the percent of each block group that is in the low- to moderate-income category.The sites are distributed throughout the various concentrations of the low to moderate income population, with the intention of creating opportunity for low to moderate income residents in higher income areas, and provide new housing opportunities in existing low to moderate income neighborhoods without displacing current residents.

Due to the lack of households,the areas to the north of Upland have been consistently labelled as having lower income households on average. There has been very little median income variation in Upland and in the surrounding cities since 2010. From 2010 to 2021, Ontario remained in the lowest median income range in proximity to Upland. The income distribution in Upland is consistent with surrounding cities, with the exception of Ontario.

About 35 percent of units,fall in areas where 25 to 50 percent of the population is Low to Moderate income.

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Figure C6. Low to Moderate Income Population and RHNA Sites (2021) e9 n
F I
8 szsgal al !I • \
®: ® 4
RUT`f 19 h St ./"� - 19th St
E3
1 iv
Zx
Legend
Q City Boundary
o�at+ ,, t. Other Jurisdictions_
" Approved and Pending Projects
RHNA Sites
w Foothill Blvd - - 0L I]G
Income Category
- > 1. - -Lower
I WI!.j
- -'I -Moderate
0 4i
_Above Moderate
W Arrew.4ta—�� t21d'lp:Tu7 NY ' - �. Q + -Mixed R Low to Moderate Income
wtCCF93 ©£C6F�3 t
Population(Tract)-(HUD)
-cP — •
<2s%
,. flOD@ l� 'Bih S
T I' _ -25%-50%
50%-75%
'
' � II�� ? 't, -75%-100%
Low to Moderate Income Population and RHNA Sites 0 0.5 1 A Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-157

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Figure C7. Percent Low-Moderate Income Comparison of RHNA Units 60%
50%
-,
= 40%
cc 30%
4-
O
d▪ 20%
a
10%
0%
0-25% 25-50% 50-75%
Percent of Population that is Low to Moderate Income by Tract •Lower •Moderate •Above Moderate
Income is an important aspect in understanding patterns of segregation. Figure C8 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.

Table C3 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 C3. Median Household Income by Race — Upland and San Bernardino County Median Household Income Upland San Bernardino County White Alone(not Hispanic) $93,808 $71,910
All Households $72,782 $63,362
Source:U.S.Census ACS 2015-2019
B19013(all)
B19013H(white alone,not Hispanic)
City of Upland General Plan Housing Element Page H-158

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Figure C8. Median Household Income
--Taloa .
agiallEe
TOM 53 ? 1 901a53 cam
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1 gtkix\1111 ,,1101g
i aim
0 il
©f[elb ..

Legend
Heights - Q City Bndry
Other lditors
Median Household Income in
CZ ala o past months adjusted {inflation- dollars to last year of
5-year range)
-Lessthan$55,000
$90,100-$120,000
$120,000-$175,000
-Greater than$175,000
Median Household Income o 05 , A
Miles
Source:HCD AFFH Data Viewer
Poverty is defined by incomes falling below the annually defined thresholds for family size by the US Census.

Poverty status by tract in Upland is shown in Figure C9. Consistent with the aggregation of LMI areas,tracts with more predominant populations below the poverty level are located in the southern areas of the City,where there is a more predominant non-White population. Since the 2010-2014 ACS, the population of persons experiencing poverty has decreased throughout the City, specifically in the southern portion of the City. In 2014,tracts in the central-southern areas of the City had rates of poverty over 30 percent. In 2019,this region has rates of poverty under 20 percent.

The 2015-2019 map shows lower levels of poverty Citywide and increased geographic parity.The 2015-2019 map also shows that pending projects and proposed Opportunity sites are spread throughout the City with more sites in areas without concentrations of poverty.

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Figure C9. Poverty Status (2010-2014 and 2017-2021) wholin
Eueohlr,g RtE, Jr, CueoaanaLa —
•
- — �m Legend
xPm. Legend
w.� „a,e.., � _• '� �M1 a o„n. a�a. ®a,.,,.,. a ,a ° _ - ,or vaaia a wn - v i - r�nvinei iow
Poverty Status,2010-2014 ',me, A Poverty Status,2017-2021 `Mies 1, Figure C10 shows housing choice voucher (HCV) recipients by tract in the City. The HCV program is a 100 percent federally funded rental subsidy for low-income households living in privately owned rental units.HCV recipients are most concentrated in the southern area of the City.The federal housing choice voucher program is rental assistance provided to lower income households that allows a household to afford to rent a unit.The voucher amount equals the difference between what a household can afford to pay (up to 30% of monthly income) and the fair market rent.The vouchers are typically granted to individuals who can use the voucher at any apartment project where the property owner accepts the voucher. Although this long-standing federal assistance program is not expected to increase in size,it remains an important affordable housing program.The housing choice voucher program in Upland is administered by the Housing Authority of San Bernardino County,which receives approximately$6.2 million annually to administer the housing voucher program.

The San Bernardino County Housing Authority is responsible for management of a public housing development of 97 units and administration of the City's rental assistance program (Section 8 Housing Choice Vouchers). This program encompasses more than 619 housing choice vouchers at an annual value of $6.2 million. The housing authority also manages the Public Housing Modernization Program. Coupled with the City's publicly assisted multiple-family projects,these two efforts are the largest providers of affordable housing for residents. Given the demise of redevelopment, many cities are considering options for enhancing cooperation with housing authorities for implementing or managing affordable housing programs for residents.

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Figure C10. Housing Choice Voucher Recipients by Tract Ba Va
111
- - ,. -
von Era
a« ,m ca
r
Airport
. ss Height
W.F-onthiiiO _ ©GocOGHOIMOi Legend
Q City Boundary
Other Jurisdictions
• Housing Choice Vouchers
-,W.Arrou Rte MagivaX1) McOmi al=NM - Tract(HUD,2021) I i so
<_15
/ (:'9 ---man""" -.30
-560
nos
Housing Choice Vouchers 0 0.5 1Miles A
Source:HCD AFFH Data Viewer
Familial Status
Under the Fair Housing Act,housing providers may not discriminate because of familial status. Familial status covers the following: the presence of children under the age of 18, pregnant persons, and any person in the process of securing legal custody of a minor child (including adoptive or foster parents). Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family (e.g., through birth, adoption, or custody), or requiring families with children to live on specific floors or in specific buildings or areas. Single-parent households are also protected by fair housing law.

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 City of Upland General Plan Housing Element Page H-161

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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.Figure C11 shows the percentage of children living in married couple households in Upland.

In Upland, the City has had a decrease in female-headed households, and an increase in married-couple households from 2015 to 2021. In the adjacent neighborhoods outside of Upland, the familial demographics of nearby tracts have remained very similar over the same time period.The most notable discrepancies include a significant decrease in female-headed households in Pomona, and increase in La Verne. With the exception of these notable tracts,Upland's demographics are consistent with surrounding tracts and jurisdictions.

As shown in Figure C11 the tracts with the highest concentrations of children living in married-couple households are primarily in northern Upland, which correlates with areas with higher concentrations of the low to moderate income population and non-White population. In Upland, 71.6 percent of households are married-couple households with children present,compared to 67.9 percent countywide. RHNA pending and opportunity sites are distributed throughout the City and are not expected to impact fair housing concerns based on familial status.

Figure C11. Percentage of Children in Married Couple Households (2015 - 2019) w 23rd St
ITL
Z
en 111
n
IIit
fn 1FIIPpIYy=—a mW-1 6th-5 �r _ e1 eAUpland HillsBase LneRd sountrr•elub — M1�t�GYI Mb
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Cable Airport
College W Foothill 55 - - gl RiSICOliakti n h-n.Blvd ® Ell . Hdtghts i_. .�_
Legend
Q City Boundary
V -Other lurisdictons
� d� � � Percent of Children in
�— Married-Couple Households
'''...---""."'--.'.'.--."L'i _ .

I
_ I J 20%-4%
� , o% o%
160%-80
, i
— - -60%- 0%
1��1 80%-100%
Percent of Children in Married-Couple Households o o.s 1 A Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-162

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Consistent with Figure C11_Figure C12 illustrates that more children in the southwestern area of Upland live in single-parent female-headed households compared to the rest of the City. In 2020, 17.5 percent of the total households in Upland were female-headed households,which is similar to the County,at 23.6 percent.

As shown in Figure C13,RHNA sites are distributed throughout the City,without concentration in areas with high levels of female-headed households,and are not expected to impact fair housing concerns based on familial status. For example, about 60percent of RHNA units are located in tracts where 0-20 percent of children are living in female-headed households with no spouse.

Figure C12. Percent of Children in Female-Headed Households and RHNA Sites by Tract (2015-2019)
,., '
. I
m
W 21stSt m
i
R r
W,9thst - - Tam —
'N
I
ill'Rd - — W 16th St - kkilill mob
m Calf
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Legend
Q City Boundary
IM
Other Jurisdictions
3 °° D Approved and Pending Projects RHNA Sites
-- • —0Feo
IIll Blvd __ Income Category
_ -Lower
y�VS -
Moderate
—Above Moderate
'.t
LAN-Arrow GQb C7G6cGFe H'RY U pl and E Arrow Hwy _ \ Mixed +.' Percent of Children in Female-
s x ©pmp3 ' a 9,h st • Headed Households rT 1 Less than 20%
- y oppviii
I= 1 1 20%-40%
., W StIs Stmili Bth-5
-40%-60%
M. -60%-80%
G airO at — W7th St - , E Mtn I -8 0%-100% Percent of Children in Female-Headed Households and RHNA Sites 0 0.5 1Mile IV s A
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-163

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Figure C13. Female Headed Households Comparison of RHNA Units 70%
60%
C
50%
z 40%
+-, 30%
L
a 20%
10%
0%
0-20% 20-40%
Percent of Children in FemaleHeaded Households by Tract •Lower •Moderate •Above Moderate
Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of varying types and degrees.According to the US Census Bureau,a person is considered to have a disability if they have difficulty performing certain functions or difficulty with certain social roles. Affordability of appropriate housing and access,both within the home and to/from the home site,are the primary challenges for persons with disabilities.

Access often requires specially designed dwelling units.Additionally,housing locations near public facilities and public transit are important for these special needs group. The 2021 American Community Survey estimates that 10.3 percent of Upland and 11.4 percent of San Bernardino County has a disability.

The types of disabilities included in the Census are:
• Hearing difficulty: deaf or has serious difficulty hearing • Vision difficulty:blind or has serious difficulty seeing even with glasses • Cognitive difficulty: has serious difficulty concentrating,remembering,or making decisions • Ambulatory difficulty:has serious difficulty walking or climbing stairs • Self-care difficulty:has difficulty dressing or bathing • Independent living difficulty: has difficulty doing errands alone, such as visiting a doctor's office or shopping
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As shown on Figure C13 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 with 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.

Figure C14 shows an estimate of the number of Upland residents with disabilities by type of disability and age group.The most prevalent types of disability are hearing and vision difficulties, although the population with each disability type is rather comparable.Note that individuals may have more than one type of disability.

Ambulatory issues are the highest reported disability countywide. A large population with walking difficulty creates a need for single-story housing,elevators,transit access,wheelchair access,larger homes for live-in help, and proximity to health facilities. For many in need of live-in help or living assistance,accessory dwelling units (ADUs)may serve as a caregiver unit.The City is including Program 9 to continue to encourage and incentivize the development of ADUs, especially affordable ADUs,in the City. Furthermore, Program 23 is included to increase affordable housing stock in the northern parts of the City by allowing additional ADUs per lot given that they are subject to an affordability covenant for a certain period of time. This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.

The percent of the population with a disability is relatively similar throughout the region as a whole. There is not a strong correlation or pattern with other fair housing topics in the jurisdictions near Upland. In 2019,the nearest tracts with any level of notable concentration of the disabled population were in the cities of Walnut and Jurupa Valley. Over time, these concentrations have dissipated, and there is only one slightly higher concentration of the disabled population, 15 miles east of Upland near Fontana. There is a medical center in this tract,which may contribute to the higher population percentage.

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Figure C14. Disability Characteristics by Age Group, Upland (2021) 3000
4500
4000
3500
3000
2500
2000
1500I II
1000
HO
Hearing Difficulty Vision Dificulty Cognitive Difficulty Ambulatory Self-Care Difficulty Independent Erring Difficulty Difficulty
■ 55
Source:US Census Bureau,ACS16-19(5-year Estimates),Table C18108 Figure C15 shows the population of persons with disabilities by tract in the City.There is no clear correlation to the current areas with higher concentrations of the population with a disability and other demographic distributions.Health care facilities are distributed throughout the City,with a slight concentration I the southern areas of Upland.

Figure C15 and Figure C16 also show pending projects and proposed RHNA Opportunity sites with population of persons with disabilities by tract in the City.As shown in Figure C15,the RHNA sites are mostly distributed in the areas where 10 and 20 percent of the population experiences a disability,which covers a majority of the City. For example, about 55 percent of the RHNA units are located in the area where 10-20 percent of the population has a disability.As such,the sites are not expected to cause fair housing concerns as they relate to residents with a disability.

Figure C15. Population of Persons with Disability by Tract (2015-2019 and 2017- 20211
i — -;.
ill
diik

1. 110
Legend
M6FPa1 &R� i _ II0.5i¢S� �.n.. e i
I- — — nnio' I1f Legend - _ reenni ei.c •fir' bra =ra m.
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Population with a Disability ', 05 'm,as i Population with a Disability and RHNA Sites n ng 1Mlas 1, City of Upland General Plan 1 Housing Element Page H-166

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Source:HCD AFFH Data Viewer
Figure C16. Population with a Disability Comparison of RHNA Units 50%
U,
E 40%
Z
2 re 30%
4-
0 c
v 20%
a
10%
0%
0-10% 10-20%
Percent of Population with a Disability by Tract
•Lower •Moderate ■Above Moderate
Findings
Overall,the City of Upland has higher concentrations of non-White and low-to moderate-income residents in the southern part of the City.This area is also where housing choice voucher use primarily occurs. Some tracts in this area saw a reduction over time in households under the federal poverty level,from>30 percent in 2010- 2014 to <20 percent in 2015-2019,while other tracts remained unchanged. The selected RHNA sites are not anticipated to cause displacement or worsen patterns of segregation.

The City's RHNA strategy reflects the overall composition of Upland, and is not expected to negatively exacerbate conditions of segregation.

Racially/Ethnically Concentrated Areas
Racially/Ethnically 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 C17, 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;the presence of a R/ECAP in the neighboring jurisdiction does not appear to have any effect on Upland. Additionally, as noted above, the City has multiple efforts to increase the quality of housing stock and broader quality of life in south Upland.

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Other nearby R/ECAPs are in the Cities of Riverside, San Bernardino,and Los Angeles,all of which are over 20 miles from Upland. The northern portion of Upland abuts the Angeles National Forest foothills which contains substantial open space, and therefore no R/ECAPs due to the lack of residents. While Ontario contains a R/ECAP, south of Upland, the majority of the area south of Upland is higher opportunity.

Regionally, the presence of a RJECAP correlates with lower median incomes, a larger non-white population, and lower opportunity- areas.

Due to the lack of households,the areas to the north of Upland have been consistently labelled with low median incomes for several years. There has been very little median income variation in Upland and in surrounding cities since 2010.From 2010 to 2021,Ontario remained in the lowest median income range,and is consistently the closest R/ECAP to Upland. The income distribution in Upland is consistent with surrounding cities,with the exception of Ontario,where the R/ECAP is located.

The area surrounding Upland has had a decrease in the non-White population over time. The majority of the tracts in Riverside County, to the south of Upland,have decreased from the 80-100%non-White category to the 60-80% non-White category. This is consistent with several tracks in San Bernardino County to the east and west of the City. In southern Upland, there has been a slight decrease in the non-White population overtime,while the north has been relatively consistent.The areas that maintained a high non-White population near Upland include the cities of Ontario and San Bernardino,which include the nearest R/ECAPs to the City.

The City is encouraging affordable housing stock and housing mobility in the northern part of the City,in order to create more opportunity for lower income housing further from the nearby R/ECAP in Ontario. Once the program is in place,the City is aiming for the creation of 20 bonus,affordable ADUs annually.The City is also upzoning parcels in north Upland through Program 6_
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Figure C17. Racially/Ethnically Concentrated Areas of Poverty— Upland „r„
dSr.
a
a 7 ,
W 22nd St
n
W 21 st St i l' - t
a
F.Dr w rsrn s: _
12101 .215 en
-
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vd i9,h St
111
,, _ .:talk 9.[ Z 0
a ro ,tav
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. Upland Hills
21 U n - Country Club
W,Sih St
W14th St A EMSt y - "
table Airport o
g 83
El
in ® > ; P Legend
- °. ,.(� (Q City boundary
W 11th St E11th St410
Other Jurisdictions
. -
2'/j R/ECAP Area
W Arrow Rte W Arrow HM Upland E Arrow Hwy ' Approved and Pending Projects I♦
1��. I�— � RHNA Sites
W 9th Sr ■ E 9th St
'i�y�
r� ' ■ P., ,■ �o.Y r:' .3 Income Category
p; -Lower
. W 8th St ` 8rh S Moderate
onus St (♦Above Moderate
- •'I '' • =Mixed
Presence of a R/ECAP and RHNA Sites 0 0.5 ' IJ
A
Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-169

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Figure C18. Presenceof a R/ECAP Comparison of RHNA Units 100%
90%
80%
.+.' 70%
c
< 60%
Z
50%
0 c 40%
v
u
L
a 30%
20%
10%
0%
No R/ECAP Present
Presence of a R/ECAP by Tract
•Lower •Moderate •Above Moderate
Racially/Concentrated Areas ofAffluence
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. A large portion of the northern area of the City is identified as an RCAA,with the exception of the northwest corner.

The City is encouraging increased housing opportunity in north Upland through Program 23,which aims to increase affordable housing stock in the highest resource and income areas of the City.The program allows an additional,bonus ADU on lots in the RS-10, RS-15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. The program is applicable to an estimated 1,940 lots,primarily located in the RCAA area.This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA. Once the program is in place, the City is aiming for the creation of 20 bonus,affordable ADUs annually.The City is also upzoning parcels in north Upland through Program 6,
City of Upland General Plan Housing Element Page H-170

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Figure C19. Racially Concentrated Areas of Affluence
I
Me , .
e V
er ,Ts,./.- tr4/77„—• • - ,,,, •--, 0._
7///' . .

A . .Z .,

4. A /��I
� W i Sth S ,d14',,
Cable Airport W 14th St - €14th St y Gl Z
W 13th St 4 Y.
3 ❑ Hel hts W Foothill Blvd n41.11.
9 A
W11th St E11th5t
f z
W Arrow Rte W Arrow Hwy Upland D E Arrow Hwy
na
` ' W Bth St E oth St
Legend
W 8th St
Q City Boundary
Olive St -Other jurisdictions
w 7th St RCAA Area
Presence of an RCAA 0 0.5 1 A
Miles
Source:HCD AFFH Data Viewer
Findings
The City is also working to improve the quality of housing and broader quality of life in lower resource areas through the following ways:
• Program 24: Place-Based Improvements in South Upland includes a variety of methods to improve quality of life in south Upland (lower resource areas of the City). The program includes the ongoing Business Attraction Assistance Program, Historic Downtown Revitalization Program, and Capital Improvement projects in lower resource areas.The program also commits the City to continue to seek grant funding for further improvements to south Upland. • Program 3:Emergency Repairs for Homeowners provides a grant of up to$10,000 for emergency repairs.There is a geographic target of 50%of assistance in south Upland for this program. • Program 4: Rental Acquisition and Rehabilitations assists lower income tenants by providing Upland landlords with loans to acquire multi-family units and rehabilitate their multi-family properties.

City of Upland General Plan 1 Housing Element Page H-171

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Properties are then subject to an affordability covenant. There is a geographic target of 50% of assistance in south Upland for this program.
■ Program 5: Multi-Family Rental Rehabilitation Program provides Upland property owners of multi-family apartments (8-units or less) with grants up to S25,000 to make energy efficiency improvements to units occupied by LMI tenants in the City of Upland. There is a geographic target of 65%of assistance in south Upland for this program.

Disparities in Access to Opportunity
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.

California Tax Credit Allocation Committee (TCAC)
One tool that can be used to analyze disparities in access to opportunities is the California Tax Credit Allocation Committee's (TCAC) Opportunity Area scores. These were prepared by a task force commissioned by the TCAC and HCD to identify areas statewide whose economic, educational, and environmental characteristics support positive outcomes for low-income families.The map is updated annually. Opportunity maps are made for three domains:economic,environmental,and education.Each map uses categorical indicators to determine its individual score. A composite score and resource designation combining all three designations is then assigned to each block group.

To determine the final resource category,the top 20 percent of overall scores in a county are labeled as highest resource and the next 20 percent of scores are labeled as High Resource. Then, any area that is considered segregated and that has at least 30 percent of the population living below the federal poverty line is labeled as an area of High Segregation and Poverty.Any remaining uncategorized areas in the County are evenly divided between Moderate Resource and Low Resource areas.The rationale and metric for each indicator is described in more detail in current guidance documents for the California TCAC.Additional information regarding these indicators in Upland are provided on the following pages.

Educational Opportunity
Education indicators include math and reading proficiencies of fourth graders, high school graduation rates, and the student poverty rate. The Upland Unified School District is the district that serves the entirety of the City and consists of 9 elementary schools,2 junior high schools,and 2 high schools.

Greatschools.org is a nonprofit organization that rates schools across the country.The Great Schools Summary Rating calculation is based on four ratings: the Student Progress Rating or Academic Progress Rating, College Readiness Rating, Equity Rating, and Test Score Rating. Ratings at the lower end of the scale (1-4) signal that the school is "below average," 5-6 is "average," and 7-10 is "above average." The schools in Upland range are primarily above average,with most scores being between 7 and 9.The scores do not show a clear pattern correlating with fair housing trends.

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As shown in Figure C20,tracts in Upland have high variation in education opportunity resource scores within the City,with less positive scores in the southern areas,moderate scores in the central areas,and high scores in the areas in the northern areas of the City. Additionally, the areas with higher poverty rates in the City have a negative effect on TCAC educational scores,as poverty rates are included in this calculation.

Educational opportunity scores for Upland are shown in Figure C20.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.

Figure C20. TCAC Opportunity Areas - Education by Tract (2021) l
W-29rd©]
Banyan st
}SQry 6
_
4bilnkia NM
I aido l___,---
%�. - F
off o`Q-�Airport
ll
ci.
d
W Foothill Blvd © -ems
ss �. y Boundaryher Jurisdictionspportunity Areas . "- 'V4rcoa2r4.T' Upland
E rrow Hwy
Education Score
---
_ _ Data
.25(Less Positive Education
t rc - - +Tltcomesl_ -- • 5-0.500-0.755-0.99 TCAC Education Score 0 0,5 1 N
Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-173

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Economic Opportunity
Economic indicators include poverty, adult education, employment, job proximity, and median home value.

TCAC economic scores for the City by tract are presented in Figure C21.The northern areas of the City,where TCAC economic scores are the highest,have the lowest poverty rates and percentage of LMI households.The neighborhoods in the northwestern area of the City with slightly lower economic opportunity have a more predominant Hispanic or non-White population. However, the entire City has generally positive economic opportunity scores.Figure C21 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.

Figure C21. TCAC Opportunity Areas - Economic Score by Tract (2021) m
p
Q � ate_ Lisa
III wt„A oh
i
0 W
ckim Airport
College d - 20.x E
CUM
/___
LegendQ Gty BoundaryII
—othrjurisdictions= L502 L j EconomicDomain Score 3t��- _= G7�C�7 Upland
I -0-0.2(Less Positive Economic
i......„,......i I
Outcomes`
_ — ->0.2-0.4
G'yOm Fjl �� I'0.4—0.0
->0.6-0.8
>0.8—l(More Positive
Economic Outcomes)
TCAC Economic Score 0 0.5 1 A
Miles
Source:HCD AFFH Data Viewer
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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 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 City of Upland,Analysis of Impediments to Fair Housing Choice 2019-2023,p.II-37 City of Upland General Plan Housing Element Page H-175

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Figure C22. TCAC Opportunity Areas - Environmental Score by Tract (2021) _ rd�
Dagym
E
ILL
-F Foothill Fwy
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all Ela
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g _ Legend
MI Heights G7f ®C4�7 ©Li7C0�E r O City Boundary III Other Jurisdictions
TCAC Opportunity Areas
2021-Environmental
C?c ar3 p[pm 7 aC Ct"q —
Score(Tract)
I I No Data
_ _ _ _ -E nv0.25iron(Lessmental PositiOutco ve mes)
f 911400atlp ©0011©0

0.25-0.50
I 10.50-0.75
IIIIIIIII,0.75-0.99
TCAC Environmental Score 0 05 1 A
Miles
Source:HCD AFFH Data Viewer
TCAC Composite Score
The TCAC composite score for the City is shown in Figure C23. There is variation in resource category designations,with the northern part of the City generally having higher resource designations than the southern portions,following the pattern seen throughout the City.

Program 23 is included to increase affordable housing stock in the highest resource areas of the City by allowing an additional,bonus ADU on lots in the RS-10,RS-15,and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.

Figure C24 shows the RHNA units by TCAC opportunity category.Approximately 70 percent of units are in the moderate resource category.These are areas that have the best proximity to the Metrolink transit stops and highest job proximity.

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The City is also working to improve the quality of housing and broader quality of life in lower resource areas through the following ways:
• Program 24: Place-Based Improvements in South Upland includes a variety of methods to improve quality of life in south Upland (lower resource areas of the City). The program includes the ongoing Business Attraction Assistance Program, Historic Downtown Revitalization Program, and Capital Improvement projects in lower resource areas.The program also commits the City to continue to seek grant funding for further improvements to south Upland. • Program 3:Emergency Repairs for Homeowners provides a grant of up to$10,000 for emergency repairs.There is a geographic target of 50% of assistance in south Upland for this program. • Program 4: Rental Acquisition and Rehabilitations assists lower income tenants by providing Upland landlords with loans to acquire multi-family units and rehabilitate their multi-family properties.

Properties are then subject to an affordability covenant. There is a geographic target of 50% of assistance in south Upland for this program.
• Program 5: Multi-Family Rental Rehabilitation Program provides Upland property owners of multi-family apartments (8-units or less) with grants up to $25,000 to make energy efficiency improvements to units occupied by LMI tenants in the City of Upland. There is a geographic target of 65%of assistance in south Upland for this program.

City of Upland General Plan Housing Element Page H-177

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Figure C23. TCAC Opportunity Areas Composite Score by Tract (2022) cue.
r�r (a
a�.
/o
D
W-z1st-sr
®' •_ L = — _
y 9ECflE�
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ommis
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Legend
E3 1 0 City Boundary
i I
Other Jurisdictions
3 ,,,,(j i
Approved and Pending Projects
I IIRHNA Sites
L� Income Category
-Lower
-Moderate
J - Above Moderate
Mixed
�"^'°w•Rce - r om°° � TCAC Opportunity Map- w
,� 1 Composite Score-Tract
-I��1� Eycabtgo E chill ct
t ,MI }yet, no -Highest Resource
-Hlgh Resource
Moderate Resource
1 1 Low Resource
lea t2,91filFAR - : e 1 High Segregation&Poverty X
TCAC Opportunity Category and RHNA Sites 0 0.5 1 R Miles
Source:HCD AFFH Data Viewer
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Figure C24. Distribution of RHNA Units by TCAC Category 80%
70%
60%
C
50%
z 40%
0 c
u 30%
L
a)
n_
20%
10%
0%
Low Resource Moderate Resource High Resource Highest Resource TCAC Opportunity Category by Tract
•Lower •Moderate ■Above Moderate
Housing Mobility ADU Program
The City is encouraging increased housing opportunity in north Upland through Program 23,which aims to increase affordable housing stock in the highest resource and income areas of the City.The program allows an additional, bonus ADU on lots in the RS-10, RS-15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. The program is applicable to an estimated 1,940 lots.

Figure C25 shows the estimated eligible lots for the additional,affordable ADU program;the lots are primarily located in the northern and central portions of the City.The majority of eligible lots are located in the RCAA area,which correlates with areas that are comparatively higher resource and higher income. This will increase affordable housing stock and opportunity as well as increase housing mobility in the northern part of the City beyond the RHNA. Once the program is in place, the City is aiming for the creation of 20 bonus, affordable ADUs annually.

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Figure C25. Lots Eligible for Additonal ADU
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A 0 0.5 1 Estimated Lots Eligible for Additional,Affordable ADU Program CalEnviroScreen 4.0
CES 4.0 is a tool that identifies communities in California that are disproportionately burdened by pollutants.

Factors used to identify communities include ozone,particulate matter,drinking water contaminants,pesticide City of Upland General Plan 1 Housing Element Page H-180

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use, lead, diesel particulates, asthma rates, and linguistic isolation. A higher score indicates a higher effect of pollutants for the area.

The California Office of Environmental Health Hazard Assessment (OEHHA) compiles data to help identify California communities that are disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposures,groundwater threats,toxic sites,and hazardous materials exposure) and sensitive receptors (seniors,children,persons with asthma and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include education attainment, linguistic isolation,poverty,and unemployment.

Figure C26 shows the RHNA sites and CES scores and Figure C27 displays the RHNA units by income in each CES percentile group. The majority of RHNA sites are in the 60 — 80 percentile group. These are also the transit-oriented areas where the City is seeing housing growth,high density housing,and increased opportunity and investment.

Program 23 is included to increase affordable housing stock in the northern parts of the City by allowing additional ADUs per lot given that they are subject to an affordability covenant for a shortened period of time.

The program allows an additional, bonus ADU on lots in the RS-10, RS-15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. The program is applicable to an estimated 1,940 lots,primarily located in the RCAA area.This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.

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Figure C26. CES 4.0 Score
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Source:HCD AFFH Data Viewer
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Figure C27. Distribution of RHNA Units by CalEnviroScreen 4.0 Percentile Score 80%
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Access to Opportunities Regional Comparison
HUD has developed a series of indices for fair housing analysis to assist cities in identifying disparities in access to opportunity.The following indicators are scored on a scale from zero to 100.7 • Low Poverty Index: The low poverty index captures poverty at the census tract level. The higher the score,the less exposure to poverty.
• School Proficiency Index:The school proficiency index uses the performance of fourth-grade students on state exams to describe which areas have higher and lower performing schools.The higher the score, the higher the school system quality.
• Labor Market Index: The labor market index measures the relative intensity of labor market engagement and human capital. The index is calculated using employment levels, labor force participation, and education attainment. The higher the score,the higher the labor market participation in a neighborhood.
• Transit Index: The transit index is based on estimates of transit trips taken by a three-person, single- parent family with income at 50 percent of the median income for renters for the region.The higher the index,the more likely that the residents use public transit. • Low Transportation Cost Index: The low transportation cost index is calculated based on estimates for a three-person, single-parent family with income at 50 percent of the median income for renters for the region.More specifically,this index considers transportation costs as a percentage of income for this household type.The higher the index,the lower the cost of transportation. 7 HUD Affirmatively Furthering Fair Housing Data and Mapping Tool(AFFH-T)Data Documentation City of Upland General Plan Housing Element Page H-183

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• Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region.Larger employment centers are more heavily weighted.The higher the index,the better access to employment opportunities. • Environmental Health Index: The environmental health index summarizes potential exposure to a variety of toxins that are harmful to human health.The higher the index,the less exposure to toxins.

Table C4 compares the HUD opportunity indicators between upland and the Riverside-San Bernardino- Ontario Region broken down by race and ethnicity. Compared to the region, Upland scores much higher in the proximity to jobs index,and higher scores in transit index,and labor market index.The scores in the school proficiency index and low poverty index are roughly equivalent. However, Upland has lower environmental health index scores,indicating a higher exposure to toxins.

Table C4. Opportunity Indicators
(Upland,CA Low School Labor Transit Low Jobs Environmental CDBG) Poverty Proficiency Market Index Transportation Proximity Health Index Jurisdiction Index Index Index Cost Index Index Upland
White,Non- 58.56 50.74 58.24 67.65 48.70 66.35 33.90 Hispanic
Black,Non- 41.79 36.11 47.58 71.93 59.38 73.85 29.84 Hispanic
Hispanic 42.32 37.26 47.57 71.61 57.97 71.33 30.77 Asian or Pacific 57.21 49.08 56.89 68.80 51.34 67.53 33.35 Islander,Non-
Hispanic
Native American 46.89 40.52 49.60 70.61 55.76 69.85 31.80 Non-Hispanic
Riverside-San Bernardino-Ontario,CA Region
White,Non- 50.83 46.43 33.94 48.57 42.13 45.92 48.02 Hispanic
Black,Non- 41.38 35.44 26.46 53.65 45.13 45.67 38.89 Hispanic
Hispanic 36.39 33.26 24.37 55.76 46.31 46.90 37.84 Asian or Pacific 58.83 51.51 42.31 55.92 42.65 53.56 35.12 Islander,Non-
Hispanic
Native American. 39.48 35.90 24.58 47.70 43.26 43.36 49.90 Non-Hispanic
Source:Decennial Census:ACS:Great Schools:Common Core of Data:SABINS:LAI:LEHD:HATA City of Upland General Plan Housing Element Page H-184

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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).

OmniTrans buses run throughout the San Bernardino Valley connecting the cities of Chino, Chino Hills, Colton,Fontana,Grand Terrace,Highland,Loma Linda,Montclair,Ontario,Redlands,Rialto,San Bernardino, Upland,Rancho Cucamonga, and Yucaipa,and unincorporated communities including Mentone and Muscoy.

Bus services to Upland include Routes 83, 84, and 85. Route 85 provides services between the Chino Transit Center,Montclair,and Chino Civic Center.

Additionally,the Montclair Metrolink station is just west of the City boundary,at the southern side of the City.

Portions of the City are within 1 mile of the station,and are served by the Metrolink.As a part of the rezoning efforts included in Program 6, the City is creating a Transit Overlay Zone to allow for high density housing. from 20 — 40 du/acre in the vicinity of the Montclair Metrolink Station. There is also a Metrolink Station downtown, and surrounding areas in the Citrus Transportation District allow housing up to 55 du/acre. The City has prioritized rezoning efforts in areas that are in the vicinity of high quality transit.

The Pacific Electric trail runs east-west through the City and provides transportation access for cyclists and pedestrians.

Figure C28. Transit Routes
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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 C29 below,the southern portion of the city is classified as a disadvantaged community.

Figure C29. Disadvantaged Communities — Upland
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Source:HCD AFFH Data Viewer
Findings
Compared to the region as a whole,Upland has better access to transit,job proximity,and scores higher in the labor market index.The scores in the school proficiency index and low poverty index are roughly equivalent.to the region as a whole; however, Upland has lower environmental health index scores, indicating a higher exposure to toxins.

Within the City, the southern areas of the City have better access to jobs and transit,while the northern areas of the City have more positive environmental scores.The City is encouraging additional housing in both regions City of Upland General Plan 1 Housing Element Page H-186

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of the City through different means.Program 23 is included to increase affordable housing stock in the highest resource areas of the City by allowing additional ADUs per lot given that they are subject to an affordability covenant for a certain period of time. The program allows an additional,bonus ADU on lots in the RS-10,RS- 15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. The program is applicable to an estimated 1,940 lots, primarily located in the RCAA area.This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.

The City is also working to improve the quality of housing and broader quality of life in lower resource areas through multiple programs including Program 24,Program 3,Program 4.and Program 5.

The distribution of RHNA sites in these areas is not anticipated to exacerbate conditions,and allows for more housing near transit hubs and job opportunities.

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Upland City CouncilSeptember 23, 2024

Upland City Council
September 23, 2024