SITE 17
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APN(S): 100718101, 1007-181-02, 104632143, 100718103, 100718104
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LAND USE ELEMENT
ELEMENT DESCRIPTION FOR HOMEPAGE:
The Land Use Element regulates the growth of the community in order to achieve a balanced and orderly pattern of development. It promotes a stable and livable environment by preserving existing residential neighborhoods,while ensuring compatibility in the development of new residential and non-residential land- uses for citizens to live and work locally and access commercial and recreational opportunities.Through a mix of well-designed and complementary land uses centered around public transit, the land use element promotes the viability of modes of travel other than the car,which is necessary for Upland to meet specific greenhouse gas emissions targets,and for ensuring a high quality of life for our existing and future citizens.
Land Use Designations
This section describes the General Plan land use designations for the City of Upland,as shown in Figure LU-
1. The boundaries of the land use designations are delineated as specifically as possible,in most cases following parcel lines. The land use designations are intended to help implement the future vision of Upland,as reflected in the goals and policies of this General Plan,while also providing flexibility for landowners.
The land use designations establish the types and intensity or density of uses allowed on each parcel; these densities and intensities are summarized in Table LU-1. The land use designations establish minimum and maximum allowable gross densities. New development must fall within the density range established by the land use designation for a given area or parcel. However, the land use designations contained in the General Plan are more general in nature than the Zoning Code. The Zoning Code may contain several zones that are consistent with one land use designation. For example,the SFR-L(0-4 du/ac) designation will encompass the more specific residential zones that permit 0-2 and 2-4 du/ac.
Figure LU-1 Land Use Plan
Table LU-1 General Plan Land Use Designations
Density Floor Area Ratio
Land Use Designation (du/ac) (FAR)
Residential
Single-Family Low 0-4 —
Single-Family Medium 4-10 —
Mobile Home 8-14 --
Multi-Family Low 10-20 --
Multi-Family Medium 20-30 --
Multi-Family High 30-40 --
City of Upland General Plan Page LU-1
Commercial
Neighborhood Commercial -- 0.5
Highway Commercial -- 0.5
Regional Commercial -- 0.5
Office/Professional -- 0.5
Industri
Light Industrial/Business Park -- 0.5
Industrial -- 0.5
Gravel Mine -- --
r
Mixed-Use
Business/Residential Mixed-Use 30 0.5
Commercial/Residential Mixed-Use 20 1.0
Commercial/Industrial Mixed-Use -- 1.0
Commercial/Office Mixed-Use 1.5
Special/Institutional
Institutional -- -0.5
Civic/Schools -- -0.5
Park/Open Space -- --
Public Utilities -- -0.5
Cable Airport -- --
Specific Plan -- --
Residential Land Use Designations
The residential designations include six distinct designations of varying density. They permit certain non- residential uses including places of worship,day care centers, schools,libraries,and recreational facilities.
Page LU-2 City of Upland General Plan
Single-Family Low(SFR-L)
Intensity: 0-4 dwelling units per acre
The Single Family Low designation provides for the development of detached single-family units and contributes to the preservation of existing single-family suburban residential neighborhoods. The permitted density range is from zero up to 4 dwelling units per acre.
Single-Family Medium(SFR-M)
Intensity: 4-10 dwelling units per acre
The Single-Family Medium designation is intended for new and existing single-family neighborhoods with slightly higher densities than areas designated as Single-Family Low.This designation is implemented primarily in older existing neighborhoods and in transition zones between lower-density residential uses and higher- density commercial,industrial,and multi-family residential land uses.The permitted density range is from 4 to 10 dwelling units per acre.
Mobile Home(MH)
Intensity: 8-14 dwelling units per acre
The Mobile Home land use designation provides for the development of mobile home parks. The permitted density range is from 8 to 14 dwelling units per acre.
Multi-Family Low(MFR-L)
Intensity: 10-20 dwelling units per acre
The Multi-Family Low designation supports vertical attached multi-family development(i.e.,townhomes.)The purpose of this land use designation is to support slightly more dense multi-family development.The permitted density range is from 10 to 20 dwelling units per acre.
Multi-Family Medium (MFR-M)
Intensity: 20-30 dwelling units per acre
The Multi-Family Medium designation supports a variety of residential development types including vertical and horizontal attached units (i.e.,stacked flats,etc.) as well as detached products.This designation is typically located on major corridors,near major commercial areas, and near transit stations and opportunities (i.e.,bus lines). The purpose of this land use designation is to provide for a relatively high density residential environment. The permitted density range is from 20 to 30 dwelling units per acre.
Multi-Family High(MFR-H)
Intensity: 30-40 dwelling units per acre
The Multi-Family High designation supports residential development types including vertical and horizontal attached units (i.e.,stacked flats,apartment units, etc.) as well as higher density townhome style products.This designation is also typically located on major corridors,near major commercial areas,and near transit stations and opportunities (i.e., bus lines). The purpose of this land use designation is to provide for a high density residential environment. The permitted density range is from 30 to 40 dwelling units per acre.
City of Upland General Plan Page LU-3
Commercial Land Use Designations
There are four solely commercial land use designations in the Land Use Plan. The commercial designations provide locations for a diverse array of local- and regional-serving commercial establishments in Upland.
Neighborhood Commercial(NC)
Intensity: 0.5 FAR
The Neighborhood Commercial designation is intended to provide appropriately located shopping centers for daily shopping needs with a service radius of approximately 1 mile. These centers should be provided throughout the City,generally on lots no greater than 5 acres. Typical uses within the Neighborhood Commercial designation include supermarkets,drug stores and a variety of smaller shops.
Highway Commercial(H-C)
Intensity: 0.5 FAR
The Highway Commercial designation is intended to provide commercial uses for Upland residents'daily and occasional needs.It is applied only in existing major commercial areas.General commercial areas include a wide variety of commercial,office,and restaurant uses oriented to retail trade and services.
Regional Commercial(RC)
Intensity: 0.5 FAR
The Regional Commercial designation is intended for the development of regional shopping centers and accompanying uses that are visible from a regional standpoint,such as near freeways and major arterials.Typical uses include department stores, home furnishings and appliance stores, apparel stores, specialty retail stores, and restaurants.
Office/Professional(OP)
Intensity: 0.5 FAR
While office uses are supported in all commercial designations, the Office/Professional designation provides areas to be used predominantly for professional and administrative offices, supporting retail, and related uses.
Mixed office and commercial uses are supported as well.
Industrial Land Use Designations
Upland has three categories of industrial land uses to plan for the industrial economy in the City.
Light Industrial/Business Park(LI-BP)
Intensity: 0.5 FAR
The Light Industrial/Business Park designation is intended to accommodate office and industrial uses that produce minimal traffic, noise, odors, or pollutants and generate employment opportunities in the City.
Supported land uses include light manufacturing, assembly, processing and office. The implementation of design guidelines provided in this General Plan will ensure high-quality industrial and business park developments.
Industrial(IN)
Intensity: 0.5 FAR
Areas designated as Industrial are designed for industrial or manufacturing uses located in College Heights.
Typical uses include light manufacturing and assembly, small scale warehousing and distribution,and research Page LU-4 City of Upland General Plan
and development.In addition,administrative offices supporting the primary industrial use of the property may be permitted.
Gravel Mine(GM)
The Gravel Mine designation is intended for the lands used for gravel mining in the northern part of Upland.
Mixed-Use Designations
There are four mixed-use designations within the Land Use Plan. These designations are intended to foster developments that provide a mix of related land uses within close proximity and walking distance in order to encourage more walking and to reduce traffic and greenhouse gas emissions associated with driving. The implementation of mixed-use development standards and design guidelines will ensure quality design and compatibility of adjacent uses.
Commercial/Residential Mixed-Use(C/R-MU)
Intensity: 1.0 FAR/Maximum 20 dwelling units per acre
The Commercial/Residential land use designation supports a combination of retail, service commercial and medium-density multi-family residential. The preference for land uses within this designation is to provide integrated (i.e., horizontal) mixed-uses. The Commercial/Residential Mixed-Use designation is intended to support the development of compact,walkable and pedestrian-oriented districts.
Business/Residential Mixed-Use(B/R-MU)
Intensity: 0.5 FAR/Maximum 30 dwelling units per acre
The Business/Residential designation is intended for areas in which business and/or light industrial uses are compatible with multi-family or single-family residential.Supported uses include light manufacturing,assembly, processing,office,and multi-family and single-family residential.
Commercial/Office Mixed-Use(C/O MU)
Intensity: FAR 1.5
The Commercial/Office Mixed-Use designation is intended to accommodate multi-story office buildings along Foothill Boulevard near San Antonio Hospital,and along Mountain Avenue near the I-10 Freeway,to support regional employment opportunities. Commercial uses are also supported within this designation, and are expected to be integrated into the office complex.
Commercial/Industrial Mixed-Use(C/I-MU)
Intensity: 1.0 FAR
The Commercial/Industrial Mixed-Use designation is designed to accommodate a variety of industrial and regional retail uses and to support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of business in the City and to maximize the potential for job generation. Uses supported under this category include commercial and industrial. Typical industrial uses could include limited general industrial, manufacturing, assembly, warehousing, multi-tenant industrial, research and development, and airport—related uses. Typical commercial uses include retail commercial and durable sales goods, tourist-related commercial, entertainment, recreational uses, administrative and professional offices,commercial activities,business support services,food and institutional City of Upland General Plan Page LU-5
uses, as well as residential, subject to a reasonable minimum increment of land area as well as a special use permit process.
Special/Institutional Designations
Institutional(1)
Intensity: 0.5 FAR
The Institutional designation is for large private institutions,including the hospital and churches.
Civic/Schools(C-S)
Intensity: 0.5 FAR
The Civic/Schools designation is for major public uses or institutions,including the Civic Center, schools,and fire stations.
Park/Open Space(P-OS)
Areas designated as Parks/Open Space are designed for green space. This designation encompasses active and passive public parks of all sizes and other forms of open space, such as natural hillside areas and retention basins. Residential, commercial, and industrial activities are not supported within the Park/Open Space designation.
Public Utilities(PU)
Intensity: 0.5 FAR
The Public Utilities designation provides areas for landfills,flood control/recharge facilities and public utilities including gas,electricity,and water.
Cable Airport(CA)
The Cable Airport designation is for the Cable Airport land.
Specific Plan (SP)
The Specific Plan designation is for the multiple special plan areas of the City, which have specific land use designations and development standards. These specific plans include Historic Downtown Upland, the Colonies, College Park, Foothill Walk, Foothill Benson Terrace, Wyeth Cove, Upland Crossing, College Commerce Center,and Park View.
OVERARCHING GOAL:
Upland aspires to protect our residential neighborhoods and existing business community and encourage new, balanced growth with a range of housing choices, diversified industry with high-quality employment Page LU-6 City of Upland General Plan
opportunities, a variety of retail and commercial businesses, and access to recreational and cultural opportunities.
GOALS, POLICIES AND ACTIONS SECTIONS:
• A Viable Community
• Stable and Livable Neighborhoods
• High-Quality Non-Residential Uses
• Feasible and Rational Land Use Patterns
• Multi-Modal Mobility
• Complementary Development
GENERAL PLAN FIGURES:
• Land Use Plan (Figure LU-1)
BACKGROUND DOCUMENTS:
• Upland General Plan Existing Conditions Report:Land Use White Paper Goal LU-1 A viable community with a mix of land uses and building types that offer a wide range of choices to live,work, shop and participate in civic, cultural, open space, and recreational opportunities.
Policies
Policy LU-1.1 Land Use Plan. Utilize and maintain the Land Use Plan (see Figure LU-1) to designate the location and extent of each land use designation within the Planning Area.
Policy LU-1.2 Permitted Densities and Intensities. Ensure existing and future zoning designations correspond to the permitted density and intensity ranges as listed in Table LU-1 of the Land Use Element.
Policy LU-1.3 Strategic Growth. Concentrate growth in strategic locations that strengthens the City's economic base, offers new housing opportunities, maximizes available and planned infrastructure, and fosters the development and use of transit and multi-modal transportation. These areas include Historic Downtown Upland,Foothill Boulevard,the Southeast Quadrant,College Heights,Mountain Avenue,along the Interstate 10 corridor, and in the 9th Street Industrial area.
Policy LU-1.4 Complete and Balanced Community. Foster new land uses and building types that contribute to City revenues and increase employment while also ensuring the provision of sufficient housing,shopping,civic,cultural, open space,and recreational opportunities.
City of Upland General Plan Page LU-7
Policy LU-1.5 Range of Housing Types and Densities. Provide high-quality housing in a range of types, densities, and unit sizes that meets the housing needs of residents of all income levels.
Policy LU-1.6 Jobs-Housing Match. Encourage new employment opportunities that match the range of housing types to make it possible for people to live and work in Upland.
Goal LU-2 A community with stable and livable residential neighborhoods.
Policies
Policy LU-2.1 Low-Density Residential.Maintain low-density residential designations in existing low- density residential areas,unless conversion to another use is provided for by the land use plan and policies of this General Plan.
Policy LU-2.2 Historic Residential Districts. Ensure the protection of Upland's nine designated historic residential districts through active maintenance and upkeep of historic homes,as well as adequate buffers and transitions to adjacent neighborhoods.
Policy LU-2.3 Living Environment. Provide healthy, affordable and desirable living environments consistent with adopted code requirements that set forth the acceptable health and safety standards for the occupancy of housing.
Goal LU-3 A community with high-quality non-residential uses sufficient to serve the shopping,employment,and cultural needs of Upland residents and the region.
Policies
Policy LU-3.1 Economic Development.Retain and attract land uses that generate revenue to the City, provide employment for residents while balancing other community needs such as housing,parks and open space,and public facilities.
Policy LU-3.2 Economic Revitalization.Promote the development of vacant and underutilized parcels with higher intensity commercial and industrial land uses.
Policy LU-3.3 Commercial Attractions. Support the redevelopment and revitalization of certain commercial uses along Interstate 10 to create an attractive freeway frontage that draws people into Upland.
Policy LU-3.4 Design of Commercial Centers.Discourage new"strip"commercial development and encourage site design for new commercial projects that enhances the pedestrian environment through proper building design,orientation and scale.
Policy LU-3.5 Commercial Revitalization. Encourage the revitalization of aging commercial centers to improve the tax base and provide improved commercial services for the community.
Policy LU-3.6 Adaptive Reuse. Encourage the adaptive reuse of historic buildings in non-residential land use designations and zones as an alternative to demolition.
Policy LU-3.7 Industrial Uses. Maintain sufficient amounts of industrial land and uses in appropriate parts of the City to encourage the retention and expansion of the City's employment base.
Page LU-8 City of Upland General Plan
Policy LU-3.8 9th Street Industrial. Support the continuation of mixed residential and industrial uses located along 9th Street between Central and San Antonio Avenues.
Policy LU-3.9 Cable Airport.Ensure land uses surrounding Cable Airport comply with the policies and restrictions of the Cable Airport Land Use Compatibility Plan.
Policy LU-3.10 Ontario International Airport. Ensure land uses in Upland affected by Ontario International Airport comply with the policies and restrictions of the Ontario International Airport Land Use Compatibility Plan.
Policy LU-3.11 Gravel Mining. Ensure that gravel mining operations do not impact new development by ensuring their compliance with regulatory documents and adequate buffering between dissimilar uses.
Policy LU-3.12 Inter Jurisdictional Coordination. Maintain an ongoing liaison with Caltrans, Public Utilities Commission, the railroads and other agencies to help minimize impacts and improve the operations and aesthetics of their facilities.
Goal LU-4 A community whose land use patterns focus growth in ways that are supportable and environmentally responsible, including the implementation of smart growth practices and the reduction of greenhouse gas emissions consistent with Assembly Bill (AB) 32, Senate Bill (SB) 375, the Regional Transportation Plan and Sustainable Community Strategy.
Policies
Policy LU-4.1 Infill Development. Encourage mixed-use, infill development on brownfields or underutilized parcels,particularly near public transit and within the historic downtown.
Policy LU-4.2 Balance Commercial and Residential Development. Strive to balance commercial and residential development within the City to provide services for residents and a supportive local clientele for businesses.
Policy LU-4.3 Jobs Housing Balance. Encourage a balance between jobs, workforce skills, and housing supply.
Policy LU-4.4 Incentives.Work to identify and support financial and administrative incentives (i.e.,fee reductions) to encourage desired land uses,development patterns,and alternative modes of transportation that reduce greenhouse gas emissions.
Policy LU-4.5 Infrastructure Improvements. Preserve and maintain the City's infrastructure and give preference to infrastructure improvements that support or enhance desired land uses and projects.
Goal LU-5 A community that facilitates options for the use of cars, walking, biking, and the use of public transportation.
City of Upland General Plan Page LU-9
Policies
Policy LU-5.1 Complementary Uses.Encourage the development of complementary land uses such as grocery stores, basic commercial services, parks and recreational fields, and schools in close proximity to residential uses.
Policy LU-5.2 Mixed-Use Development. Along major arterials such as Foothill Boulevard, provide opportunities for residential,commercial and employment uses to occupy the same site in mixed-use configurations, and regulate mixed-use development to ensure high-quality development and protection of the occupants.
Policy LU-5.3 Transit Zones. Support transit zones around existing and planned transit stations where transit-oriented development should be facilitated.
Policy LU-5.4 Transit-Oriented Development. Support the development of multi-family residential and mixed-use projects around transit stations by allowing a reduction in the parking requirements or other development standards.
Policy LU-5.5 Pedestrian Safety. Encourage the creation of safe, walkable environments that include elements such as wide, smooth sidewalks, good lighting, safe crosswalks, clear signage, curb bulb-outs,curb cuts,street furniture,trees and traffic-calming measures which allow people of all ages and abilities to exercise and safely access public transportation, community centers,schools and goods and services.
Goal LU-6 A community that encourages complementary development and maintenance of existing development.
Policies
Policy LU-6.1 Quality Development. Ensure that development is attractive and promotes harmony in the visual relationships and transitions between newer and older buildings.
Policy LU-6.2 Compatibility of Uses. Control the location,concentration and operations of land uses that have potential impacts on surrounding development through effective design principles,adequate buffering,and enforcement of regulatory documents.
Policy LU-6.3 Regulation of Nuisances and Code Violations. Prevent and address nuisances and code violations through educational efforts and enforcement of regulatory documents.
Policy LU-6.4 Hazardous Uses. Carefully review the development of industrial and similar uses that use, store, produce or transport toxic substances, air emissions, other pollutants or hazardous materials to ensure they are appropriately located and operated to minimize impacts to adjacent development.
Page LU-10 City of Upland General Plan
LAND USE ELEMENT
ELEMENT DESCRIPTION FOR HOMEPAGE:
The Land Use Element regulates the growth of the community in order to achieve a balanced and orderly pattern of development. It promotes a stable and livable environment by preserving existing residential neighborhoods,while ensuring compatibility in the development of new residential and non-residential land- uses for citizens to live and work locally and access commercial and recreational opportunities.Through a mix of well-designed and complementary land uses centered around public transit, the land use element promotes the viability of modes of travel other than the car,which is necessary for Upland to meet specific greenhouse gas emissions targets,and for ensuring a high quality of life for our existing and future citizens.
Land Use Designations
This section describes the General Plan land use designations for the City of Upland,as shown in Figure LU-
1. The boundaries of the land use designations are delineated as specifically as possible,in most cases following parcel lines. The land use designations are intended to help implement the future vision of Upland,as reflected in the goals and policies of this General Plan,while also providing flexibility for landowners.
The land use designations establish the types and intensity or density of uses allowed on each parcel; these densities and intensities are summarized in Table LU-1. The land use designations establish minimum and maximum allowable gross densities. New development must fall within the density range established by the land use designation for a given area or parcel. However, the land use designations contained in the General Plan are more general in nature than the Zoning Code. The Zoning Code may contain several zones that are consistent with one land use designation. For example,the SFR-L(0-4 du/ac) designation will encompass the more specific residential zones that permit 0-2 and 2-4 du/ac.
Figure LU-1 Land Use Plan
Table LU-1 General Plan Land Use Designations
Density Floor Area Ratio
Land Use Designation (du/ac) (FAR)
Residential
Single-Family Low 0-4 —
Single-Family Medium 4-10 —
Mobile Home 8-14 --
Multi-Family Low 10-20 --
Multi-Family Medium 20-30 --
Multi-Family High 30-40 --
City of Upland General Plan Page LU-1
Commercial
Neighborhood Commercial -- 0.5
Highway Commercial -- 0.5
Regional Commercial -- 0.5
Office/Professional -- 0.5
Industri
Light Industrial/Business Park -- 0.5
Industrial -- 0.5
Gravel Mine -- --
r
Mixed-Use
Business/Residential Mixed-Use 30 29 0.5
Commercial/Residential Mixed-Use 20 1.0
Commercial/Industrial Mixed-Use -- 1.0
Commercial/Office Mixed-Use 1.5
Special/Institutional
Institutional -- -0.5
Civic/Schools -- -0.5
Park/Open Space -- --
Public Utilities -- -0.5
Cable Airport -- --
Specific Plan -- --
Residential Land Use Designations
The residential designations include six distinct designations of varying density. They permit certain non- residential uses including places of worship,day care centers, schools,libraries,and recreational facilities.
Page LU-2 City of Upland General Plan
Single-Family Low(SFR-L)
Intensity: 0-4 dwelling units per acre
The Single Family Low designation provides for the development of detached single-family units and contributes to the preservation of existing single-family suburban residential neighborhoods. The permitted density range is from zero up to 4 dwelling units per acre.
Single-Family Medium(SFR-M)
Intensity: 4-10 dwelling units per acre
The Single-Family Medium designation is intended for new and existing single-family neighborhoods with slightly higher densities than areas designated as Single-Family Low.This designation is implemented primarily in older existing neighborhoods and in transition zones between lower-density residential uses and higher- density commercial,industrial,and multi-family residential land uses.The permitted density range is from 4 to 10 dwelling units per acre.
Mobile Home(MH)
Intensity: 8-14 dwelling units per acre
The Mobile Home land use designation provides for the development of mobile home parks. The permitted density range is from 8 to 14 dwelling units per acre.
Multi-Family Low(MFR-L)
Intensity: 10-20 dwelling units per acre
The Multi-Family Low designation supports vertical attached multi-family development(i.e.,townhomes.)The purpose of this land use designation is to support slightly more dense multi-family development.The permitted density range is from 10 to 20 dwelling units per acre.
Multi-Family Medium (MFR-M)
Intensity: 20-30 dwelling units per acre
The Multi-Family Medium designation supports a variety of residential development types including vertical and horizontal attached units (i.e.,stacked flats,etc.) as well as detached products.This designation is typically located on major corridors,near major commercial areas, and near transit stations and opportunities (i.e.,bus lines). The purpose of this land use designation is to provide for a relatively high density residential environment. The permitted density range is from 20 to 30 dwelling units per acre.
Multi-Family High(MFR-H)
Intensity: 30-40 dwelling units per acre
The Multi-Family High designation supports residential development types including vertical and horizontal attached units (i.e.,stacked flats,apartment units, etc.) as well as higher density townhome style products.This designation is also typically located on major corridors,near major commercial areas, and near transit stations and opportunities (i.e., bus lines). The purpose of this land use designation is to provide for a high density residential environment. The permitted density range is from 30 to 40 dwelling units per acre.
City of Upland General Plan Page LU-3
Commercial Land Use Designations
There are four solely commercial land use designations in the Land Use Plan. The commercial designations provide locations for a diverse array of local- and regional-serving commercial establishments in Upland.
Neighborhood Commercial(NC)
Intensity: 0.5 FAR
The Neighborhood Commercial designation is intended to provide appropriately located shopping centers for daily shopping needs with a service radius of approximately 1 mile. These centers should be provided throughout the City,generally on lots no greater than 5 acres. Typical uses within the Neighborhood Commercial designation include supermarkets,drug stores and a variety of smaller shops.
Highway Commercial(H-C)
Intensity: 0.5 FAR
The Highway Commercial designation is intended to provide commercial uses for Upland residents'daily and occasional needs.It is applied only in existing major commercial areas.General commercial areas include a wide variety of commercial,office,and restaurant uses oriented to retail trade and services.
Regional Commercial(RC)
Intensity: 0.5 FAR
The Regional Commercial designation is intended for the development of regional shopping centers and accompanying uses that are visible from a regional standpoint,such as near freeways and major arterials.Typical uses include department stores, home furnishings and appliance stores, apparel stores, specialty retail stores, and restaurants.
Office/Professional(OP)
Intensity: 0.5 FAR
While office uses are supported in all commercial designations, the Office/Professional designation provides areas to be used predominantly for professional and administrative offices, supporting retail, and related uses.
Mixed office and commercial uses are supported as well.
Industrial Land Use Designations
Upland has three categories of industrial land uses to plan for the industrial economy in the City.
Light Industrial/Business Park(LI-BP)
Intensity: 0.5 FAR
The Light Industrial/Business Park designation is intended to accommodate office and industrial uses that produce minimal traffic, noise, odors, or pollutants and generate employment opportunities in the City.
Supported land uses include light manufacturing, assembly, processing and office. The implementation of design guidelines provided in this General Plan will ensure high-quality industrial and business park developments.
Industrial(IN)
Intensity: 0.5 FAR
Areas designated as Industrial are designed for industrial or manufacturing uses located in College Heights.
Typical uses include light manufacturing and assembly, small scale warehousing and distribution,and research Page LU-4 City of Upland General Plan
and development.In addition,administrative offices supporting the primary industrial use of the property may be permitted.
Gravel Mine(GM)
The Gravel Mine designation is intended for the lands used for gravel mining in the northern part of Upland.
Mixed-Use Designations
There are four mixed-use designations within the Land Use Plan. These designations are intended to foster developments that provide a mix of related land uses within close proximity and walking distance in order to encourage more walking and to reduce traffic and greenhouse gas emissions associated with driving. The implementation of mixed-use development standards and design guidelines will ensure quality design and compatibility of adjacent uses.
Commercial/Residential Mixed-Use(C/R-MU)
Intensity: 1.0 FAR/Maximum 20 dwelling units per acre
The Commercial/Residential land use designation supports a combination of retail, service commercial and medium-density multi-family residential. The preference for land uses within this designation is to provide integrated (i.e., horizontal) mixed-uses. The Commercial/Residential Mixed-Use designation is intended to support the development of compact,walkable and pedestrian-oriented districts.
Business/Residential Mixed-Use(B/R-MU)
Intensity: 0.5 FAR/Maximum 30 20 dwelling units per acre The Business/Residential designation is intended for areas in which business and/or light industrial uses are compatible with multi-family or single-family residential.Supported uses include light manufacturing,assembly, processing,office,and multi-family and single-family residential.
Commercial/Office Mixed-Use(C/O MU)
Intensity: FAR 1.5
The Commercial/Office Mixed-Use designation is intended to accommodate multi-story office buildings along Foothill Boulevard near San Antonio Hospital,and along Mountain Avenue near the I-10 Freeway,to support regional employment opportunities. Commercial uses are also supported within this designation, and are expected to be integrated into the office complex.
Commercial/Industrial Mixed-Use(C/I-MU)
Intensity: 1.0 FAR
The Commercial/Industrial Mixed-Use designation is designed to accommodate a variety of industrial and regional retail uses and to support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of business in the City and to maximize the potential for job generation. Uses supported under this category include commercial and industrial. Typical industrial uses could include limited general industrial, manufacturing, assembly, warehousing, multi-tenant industrial, research and development, and airport—related uses. Typical commercial uses include retail commercial and durable sales goods, tourist-related commercial, entertainment, recreational uses, administrative and professional offices, commercial activities,business support services, food and institutional City of Upland General Plan Page LU-5
uses, as well as residential, subject to a reasonable minimum increment of land area as well as a special use permit process.
Special/Institutional Designations
Institutional(1)
Intensity: 0.5 FAR
The Institutional designation is for large private institutions,including the hospital and churches.
Civic/Schools(C-S)
Intensity: 0.5 FAR
The Civic/Schools designation is for major public uses or institutions,including the Civic Center, schools,and fire stations.
Park/Open Space(P-OS)
Areas designated as Parks/Open Space are designed for green space. This designation encompasses active and passive public parks of all sizes and other forms of open space, such as natural hillside areas and retention basins. Residential, commercial, and industrial activities are not supported within the Park/Open Space designation.
Public Utilities(PU)
Intensity: 0.5 FAR
The Public Utilities designation provides areas for landfills,flood control/recharge facilities and public utilities including gas,electricity,and water.
Cable Airport(CA)
The Cable Airport designation is for the Cable Airport land.
Specific Plan (SP)
The Specific Plan designation is for the multiple special plan areas of the City, which have specific land use designations and development standards. These specific plans include Historic Downtown Upland, the Colonies, College Park, Foothill Walk, Foothill Benson Terrace, Wyeth Cove, Upland Crossing, College Commerce Center,and Park View.
OVERARCHING GOAL:
Upland aspires to protect our residential neighborhoods and existing business community and encourage new, balanced growth with a range of housing choices, diversified industry with high-quality employment Page LU-6 City of Upland General Plan
opportunities, a variety of retail and commercial businesses, and access to recreational and cultural opportunities.
GOALS, POLICIES AND ACTIONS SECTIONS:
• A Viable Community
• Stable and Livable Neighborhoods
• High-Quality Non-Residential Uses
• Feasible and Rational Land Use Patterns
• Multi-Modal Mobility
• Complementary Development
GENERAL PLAN FIGURES:
• Land Use Plan (Figure LU-1)
BACKGROUND DOCUMENTS:
• Upland General Plan Existing Conditions Report:Land Use White Paper Goal LU-1 A viable community with a mix of land uses and building types that offer a wide range of choices to live,work, shop and participate in civic, cultural, open space, and recreational opportunities.
Policies
Policy LU-1.1 Land Use Plan. Utilize and maintain the Land Use Plan (see Figure LU-1) to designate the location and extent of each land use designation within the Planning Area.
Policy LU-1.2 Permitted Densities and Intensities. Ensure existing and future zoning designations correspond to the permitted density and intensity ranges as listed in Table LU-1 of the Land Use Element.
Policy LU-1.3 Strategic Growth. Concentrate growth in strategic locations that strengthens the City's economic base, offers new housing opportunities, maximizes available and planned infrastructure, and fosters the development and use of transit and multi-modal transportation. These areas include Historic Downtown Upland,Foothill Boulevard,the Southeast Quadrant,College Heights,Mountain Avenue,along the Interstate 10 corridor, and in the 9th Street Industrial area.
Policy LU-1.4 Complete and Balanced Community. Foster new land uses and building types that contribute to City revenues and increase employment while also ensuring the provision of sufficient housing,shopping,civic,cultural, open space,and recreational opportunities.
City of Upland General Plan Page LU-7
Policy LU-1.5 Range of Housing Types and Densities. Provide high-quality housing in a range of types, densities, and unit sizes that meets the housing needs of residents of all income levels.
Policy LU-1.6 Jobs-Housing Match. Encourage new employment opportunities that match the range of housing types to make it possible for people to live and work in Upland.
Goal LU-2 A community with stable and livable residential neighborhoods.
Policies
Policy LU-2.1 Low-Density Residential.Maintain low-density residential designations in existing low- density residential areas,unless conversion to another use is provided for by the land use plan and policies of this General Plan.
Policy LU-2.2 Historic Residential Districts. Ensure the protection of Upland's nine designated historic residential districts through active maintenance and upkeep of historic homes,as well as adequate buffers and transitions to adjacent neighborhoods.
Policy LU-2.3 Living Environment. Provide healthy, affordable and desirable living environments consistent with adopted code requirements that set forth the acceptable health and safety standards for the occupancy of housing.
Goal LU-3 A community with high-quality non-residential uses sufficient to serve the shopping,employment,and cultural needs of Upland residents and the region.
Policies
Policy LU-3.1 Economic Development.Retain and attract land uses that generate revenue to the City, provide employment for residents while balancing other community needs such as housing,parks and open space,and public facilities.
Policy LU-3.2 Economic Revitalization.Promote the development of vacant and underutilized parcels with higher intensity commercial and industrial land uses.
Policy LU-3.3 Commercial Attractions. Support the redevelopment and revitalization of certain commercial uses along Interstate 10 to create an attractive freeway frontage that draws people into Upland.
Policy LU-3.4 Design of Commercial Centers.Discourage new"strip"commercial development and encourage site design for new commercial projects that enhances the pedestrian environment through proper building design,orientation and scale.
Policy LU-3.5 Commercial Revitalization. Encourage the revitalization of aging commercial centers to improve the tax base and provide improved commercial services for the community.
Policy LU-3.6 Adaptive Reuse. Encourage the adaptive reuse of historic buildings in non-residential land use designations and zones as an alternative to demolition.
Policy LU-3.7 Industrial Uses. Maintain sufficient amounts of industrial land and uses in appropriate parts of the City to encourage the retention and expansion of the City's employment base.
Page LU-8 City of Upland General Plan
Policy LU-3.8 9th Street Industrial. Support the continuation of mixed residential and industrial uses located along 9th Street between Central and San Antonio Avenues.
Policy LU-3.9 Cable Airport.Ensure land uses surrounding Cable Airport comply with the policies and restrictions of the Cable Airport Land Use Compatibility Plan.
Policy LU-3.10 Ontario International Airport. Ensure land uses in Upland affected by Ontario International Airport comply with the policies and restrictions of the Ontario International Airport Land Use Compatibility Plan.
Policy LU-3.11 Gravel Mining. Ensure that gravel mining operations do not impact new development by ensuring their compliance with regulatory documents and adequate buffering between dissimilar uses.
Policy LU-3.12 Inter Jurisdictional Coordination. Maintain an ongoing liaison with Caltrans, Public Utilities Commission, the railroads and other agencies to help minimize impacts and improve the operations and aesthetics of their facilities.
Goal LU-4 A community whose land use patterns focus growth in ways that are supportable and environmentally responsible, including the implementation of smart growth practices and the reduction of greenhouse gas emissions consistent with Assembly Bill (AB) 32, Senate Bill (SB) 375, the Regional Transportation Plan and Sustainable Community Strategy.
Policies
Policy LU-4.1 Infill Development. Encourage mixed-use, infill development on brownfields or underutilized parcels,particularly near public transit and within the historic downtown.
Policy LU-4.2 Balance Commercial and Residential Development. Strive to balance commercial and residential development within the City to provide services for residents and a supportive local clientele for businesses.
Policy LU-4.3 Jobs Housing Balance. Encourage a balance between jobs, workforce skills, and housing supply.
Policy LU-4.4 Incentives.Work to identify and support financial and administrative incentives (i.e.,fee reductions) to encourage desired land uses,development patterns,and alternative modes of transportation that reduce greenhouse gas emissions.
Policy LU-4.5 Infrastructure Improvements. Preserve and maintain the City's infrastructure and give preference to infrastructure improvements that support or enhance desired land uses and projects.
Goal LU-5 A community that facilitates options for the use of cars, walking, biking, and the use of public transportation.
City of Upland General Plan Page LU-9
Policies
Policy LU-5.1 Complementary Uses.Encourage the development of complementary land uses such as grocery stores, basic commercial services, parks and recreational fields, and schools in close proximity to residential uses.
Policy LU-5.2 Mixed-Use Development. Along major arterials such as Foothill Boulevard, provide opportunities for residential,commercial and employment uses to occupy the same site in mixed-use configurations, and regulate mixed-use development to ensure high-quality development and protection of the occupants.
Policy LU-5.3 Transit Zones. Support transit zones around existing and planned transit stations where transit-oriented development should be facilitated.
Policy LU-5.4 Transit-Oriented Development. Support the development of multi-family residential and mixed-use projects around transit stations by allowing a reduction in the parking requirements or other development standards.
Policy LU-5.5 Pedestrian Safety. Encourage the creation of safe, walkable environments that include elements such as wide, smooth sidewalks, good lighting, safe crosswalks, clear signage, curb bulb-outs,curb cuts,street furniture,trees and traffic-calming measures which allow people of all ages and abilities to exercise and safely access public transportation, community centers,schools and goods and services.
Goal LU-6 A community that encourages complementary development and maintenance of existing development.
Policies
Policy LU-6.1 Quality Development. Ensure that development is attractive and promotes harmony in the visual relationships and transitions between newer and older buildings.
Policy LU-6.2 Compatibility of Uses. Control the location,concentration and operations of land uses that have potential impacts on surrounding development through effective design principles,adequate buffering,and enforcement of regulatory documents.
Policy LU-6.3 Regulation of Nuisances and Code Violations. Prevent and address nuisances and code violations through educational efforts and enforcement of regulatory documents.
Policy LU-6.4 Hazardous Uses. Carefully review the development of industrial and similar uses that use, store, produce or transport toxic substances, air emissions, other pollutants or hazardous materials to ensure they are appropriately located and operated to minimize impacts to adjacent development.
Page LU-1 0 City of Upland General Plan
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
UPLAND, CALIFORNIA ADOPTING AN ORDINANCE APPROVING
ZONE CHANGE NO. 23-0001, TO CHANGE THE ZONING
DESIGNATIONS OF PROPERTIES SHOWN IN EXHIBIT A AND
APPROVING ZONE CODE TEXT AMENDMENT NO. 25-0003 TO
AMEND THE UPLAND MUNICIPAL CODE (UMC) SECTIONS
17.04, 17.05 AND 17.09 AS SHOWN IN EXHIBIT B, C AND D RESPECTIVELY.
WHEREAS, local governments are authorized by Government Code section 65350 et seq. to prepare, adopt and amend general plans; and WHEREAS, Government Code Section 65580 et seq. requires cities to update their Housing Elements on a regular basis; and
WHEREAS, Upland Municipal Code Section 17.49 requires that the City Council take action on General Plan Amendments, Zone Changes, Zone Code Text Modifications and UMC Section 17.49.040 requires that the Planning Commission make a recommendation to the City Council on such amendments; and WHEREAS, a comprehensive update to the Housing Element of the Upland General Plan for the 2021-2029 planning period has been initiated and prepared by the City of Upland; and
WHEREAS, on June 17, 2024, HCD issued a letter finding that the draft 2021- 2029 Housing Element is conditionally compliant and will be in full compliance with state law upon readoption and completion of the proposed rezonings; and WHEREAS, during the preparation of the 2021-2029 Housing Element update, the City of Upland conducted public meetings on February 25, 2021, June 22, 2021, September 23, 2021, March 23, 2022 and October 5, 2022 during which all interested persons were invited to offer testimony concerning the Housing Element; and WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on August 21, 2024, at which time it received public testimony concerning the Housing Element Update, and at the conclusion of the public hearing the Planning Commission adopted a resolution recommending City Council approval of the 2021-2029 Housing Element update; and
WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on September 23, 2024, at which time it solicited public testimony concerning the Housing Element update, and considered the CEQA determination for the proposed project and approved the 2021-2029 Housing Element update; and WHEREAS, after City Council adoption of the Housing Element, the City of Upland Planning Division began processing the required General Plan Amendments, Rezonings, Zoning Ordinance Text Amendments and Specific Plan Amendments outlined within Program 6 and 8 of the adopted Housing Element, including environmental documents for the project; and
Ordinance No.
WHEREAS, the City of Upland Planning Division on July 7, 2025, posted two (2) true and correct copies of the legal notice at the Upland City Hall Bulletin Board and at the Upland Public Library in accordance with the Upland Municipal Code Section
17.46.020; and
WHEREAS, the City of Upland Planning Division on June 30, 2025, mailed the public hearing notice to each property owner including in the rezoning program, as well property owners within 300-feet of six specific sites indicating the date and time of the public hearing in compliance with state law concerning the Project; and WHEREAS, the City of Upland Planning Division on July 2, 2025, published a display ad in the Inland Valley Daily Bulletin, a local paper of general circulation, indicating the date and time of the public hearing in compliance with state law concerning the Project; and
WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on July 23, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project, and recommended the City Council approve the project with certain modifications; and WHEREAS, the City of Upland Planning Division on August 14, 2025, mailed the public hearing notice to each property owner including in the rezoning program, as well property owners within 300-feet of six specific sites indicating the date and time of the public hearing in compliance with state law concerning the Project; and WHEREAS, the City of Upland City Clerk on August 14, 2025, published a legal notice in the Inland Valley Daily Bulletin, a local paper of general circulation, indicating the date and time of the public hearing in compliance with state law concerning the Project; and
WHEREAS, the City of Upland City Clerk on August 18, 2025 posted two (2) true and correct copies of the legal notice at the Upland City Hall Bulletin Board and at the Upland Public Library in accordance with the Upland Municipal Code Section
17.46.020; and
WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on September 8, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project; and WHEREAS, all legal prerequisites for the adoption of this Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF UPLAND DOES ORDAIN AS FOLLOWS:
Section 1. The above recitals are true and correct and are hereby incorporated herein by this reference.
Section 2. Ordinance: Amending the Municipal Code.
Ordinance No.
1. Amend the Zoning Designations of the parcels shown in Exhibit A, attached hereto and incorporated herein by reference.
2. Amend the Upland Municipal Code (UMC) Sections 17.04, 17.05 and 17.09 as shown in Exhibit B, C and D respectively, attached hereto and incorporated herein by reference.
Section 3. FINDINGS. The City Council hereby makes the following findings and determinations in connection with the approval of the Ordinance:
A. The above Recitals are true and correct and are incorporated herein by this reference.
B. Upland Municipal Code Section 17.48.060 provides that the City Council, before it may approve a Zoning Map Amendment, shall make a determination to allow the activity based upon the following findings:
1. Finding: The proposed amendment is consistent with the General Plan and any applicable community or specific plan as provided by Government Code Section 65860.
Evidence: The proposed zoning amendment is consistent with the City of Upland's General Plan and any applicable community or specific plan, as required by Government Code Section 65860. The zoning changes directly implement the land use designations and densities established in the City's adopted and State-certified 6th Cycle Housing Element, which is a component of the General Plan. The amendment ensures that zoning districts correspond with the permitted densities outlined in the Land Use Element, including the introduction of the Residential Multi- Family High (RM-40) zone and the Transit Overlay Zone, both of which align with General Plan policies promoting higher-density, infill, and transit-oriented development. Additionally, the zoning amendment includes modifications to the Historic Downtown Upland Specific Plan, ensuring consistency between zoning regulations and the updated land use framework. These changes ensure orderly and compatible development that supports citywide goals for housing, mobility, and sustainable growth, thereby meeting the consistency requirements set forth in Government Code Section 65860.
2. Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City.
Evidence: The proposed zoning amendment will not be detrimental to the public interest, health, safety, or welfare of the City. The amendment has been carefully designed to align with the City's adopted General Plan and Housing Element, ensuring that future development occurs in appropriate locations with access to infrastructure, public
Ordinance No.
services, and transportation options. Environmental impacts have been evaluated through an Addendum to the certified General Plan Update Environmental Impact Report (EIR), and no new or more severe impacts have been identified. Additionally, the zoning amendment includes updated development standards—such as setbacks, height limits, and open space requirements—that promote high-quality, well-integrated residential development while minimizing potential land use conflicts.
By facilitating the production of a wider range of housing types and densities, particularly near transit and employment centers, the amendment supports the public interest by addressing housing needs and promoting smart growth.
3. Finding: The proposed amendment is internally consistent with other applicable provisions of the Zoning Ordinance.
Evidence: The proposed zoning amendment is internally consistent with other applicable provisions of the Upland Municipal Code. The amendment includes new zoning districts, such as Residential Multi- Family High (RM-40) and the Transit Overlay (TO) Zone and includes corresponding updates to relevant sections of the Zoning Ordinance to ensure internal consistency. Specifically, the amendment modifies Chapters 17.04, 17.05, and 17.09 to incorporate new development standards, permitted uses, parking requirements, and density allowances consistent with the intent of each new or modified zoning district. These changes align with the City's goals of facilitating infill and transit-oriented development, eliminating unnecessary regulatory constraints, and ensuring that all zoning provisions work cohesively together. By updating the applicable zoning tables, land use definitions, and development standards, the amendment maintains consistency across the Zoning Ordinance.
4. Finding: The affected site is physically suitable in terms of design, location, shape, size, and other characteristics to ensure that the proposed uses and development will not endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties, and the community at large.
Evidence: The affected sites are physically suitable in terms of design, location, shape, size, and other characteristics to accommodate the proposed zoning and land use changes without endangering or jeopardizing the property, surrounding properties, or the community at large. Each site was selected based on criteria outlined in the Housing Element, including proximity to public transportation, access to infrastructure and services, compatibility with surrounding land uses, and development potential. Many of the sites are currently underutilized, vacant, or occupied by aging or non-residential structures, making them appropriate for redevelopment. The proposed
Ordinance No.
zoning includes development standards such as height limits, setbacks, parking requirements, and open space provisions that ensure future projects will be designed appropriately. Additionally, the City has reviewed environmental and physical constraints and found no conditions, such as flood hazards, fire risk, or incompatible surrounding uses, that would render these sites unsuitable for the proposed development. Therefore, the physical characteristics of the affected sites support safe and appropriate implementation of the zoning amendment.
In addition, all future development project will be reviewed for consistency with CEQA and zoning standards through the development review process to future projects will not endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties, and the community at large.
Section 3. Compliance with California Environmental Quality Act. The adoption of the General Plan Amendment does not: (1) trigger the need for subsequent environmental review pursuant to Section 21166 of the Public Resources Code and Section 15162 of the CEQA Guidelines; (2) require major revisions of the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update (CALUCP), State Clearinghouse No. 2012041006 due to new or substantially increased significant environmental effects as demonstrated in the prepared addendum; or(3) result in any substantial changes with respect to the circumstances under which the project will be undertaken that would require major revisions of the Final EIR due to new or substantially increased significant environmental impacts; and there has been no discovery of new information of substantial importance that would trigger or require major revisions of the Final EIR due to new or substantially increased significant environmental effects.
Additionally, on June 30, 2025, the Governor signed Senate Bill No. 131 into law, which became effective immediately, and which introduced several amendments to the California Environmental Quality Act (CEQA), including a new statutory exemption for housing element-related rezonings. Specifically, Public Resources Code Section 21080.085 provides an exemption for rezonings that implement the schedule of actions outlined in a jurisdiction's adopted and state-approved housing element. The City of Upland's 6th Cycle Housing Element has been adopted by the City Council and approved by the California Department of Housing and Community Development. As the proposed rezoning is consistent with and implements the Housing Element's adopted schedule of actions, the project qualifies for exemption from CEQA under this provision.
Section 4. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Ordinance or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have adopted each section irrespective of the fact that any one or more subsections,
Ordinance No.
subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.
Section 5. Effective Date. This Ordinance shall become effective thirty (30) days from its adoption.
Section 6. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published in a newspaper of general circulation printed and published within the City of Upland, pursuant to all legal requirements.
PASSED, APPROVED, AND ADOPTED this day
of , 2025.
Bill Velto, Mayor
I, Keri Johnson, City Clerk of the City of Upland, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Upland held on the day of , 2025, and was adopted at a regular meeting of the City Council of the City of Upland on the day of , 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
ATTEST:
Keri Johnson, City Clerk
SITE 1
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SITE 2
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SITE 3
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SITE 4
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APN(s): 100764301, 100764302, 100764303, 100764305, 100764310, 10076430640,��43?520 100764309, 100764308
SITE 5
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APN(s): 100746130, 100746119, 100746131, 100746102, 100746101, 100746122, 100746127, 100746128, 100746120, 100746111, 100746110, 100746109, 100746108, 100746121, 100746123, 100746113, 100746112, 100746107, 100746126, 100746133, 100746106, 100746116, 100746115, 100746105, 100746117, 100746132
SITE 6
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APN(s): 100764203, 100764201, 100764202, 100764204, 100764219, 100764215, 100764212, 100764211, 100764214, 100764213, 100764209, 100764218, 100764207, 100764205
SITE 7
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APN(s): 100765501, 100765510, 100765508, 100765509, 100765506, 100765507, 100765505, 100765502, 100765504, 100765503
City Limits Page 394 of 520
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APN: 100765404, 100765405, 100743207, 100743201, 100743202, 100743203, 100743204 100765401, 100765402, 100765403, 100743211, 100743214, 100743210, 100743209, 100743206, 100743208,100743213 and 100743212
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B/R-MU
BiR-ry
HC
B/R-MU to include
TO Zone
yth St
5t
UVE
Northwest corner of 9th Street and N. Vista Place
From B/R-MU (Business/Residential Mixed-Use) to include Transit Overlay (TO) zone (Densities up to 40 units per net acre).
APN(S): 1007-431-06, 1007-652-01, 1007-431-09, 1007-431-11, 1007-431-12, 1007-652-02, 1007-431-10, 1007-431-08
1=:1/20o '96 Gf 59(1
SITE 10
Zone Change
BAR-MU
B/R-MU
•
• 7t11S
;Mori St
CD
B/R-MU to include
TO Zone
f1
Ca
IV
vv E
Southwest corner of 9' Street and N. Vista Place
From B/R-MU (Business/Residential Mixed-Use) to include Transit Overlay (TO) zone (Densities up to 40 units per net acre).
APN: 100765305, 100765304, 100765308, 100765307 and 100765306 page 397 nf 520
SITE 11
Zone Change
.111
C/I-MU and CI
GI to RM-40
RM-3 (5.06 Acres)
r
a
3 co
HC HC Arrow Route Arrow Route
a
IC
..i:
c iillm m
jil
.J
C/R MU). :IMIn5-7.5vG R5-7,500 C/I-MU
I
N
RS-7,500
WE
RS-7 500 C/I-MU C/I-MU
m
North of Arrow Route and East of Loma Place
■■ From Cl/MU (Commercial Industrial/Mixed -Use) and GI (General Industrial) to RM-40 (Residential Multi-Family High) (Densities up to 40 units per acre) APN: 100728133, 100728132, 100728146, 100728117, 100728119, 100728122, 100728123 100728134, 100728115, 100728118 and 100728121
SITE 12
Zone Change
h w -pith St ---
LI LI C/I-MU 01-10i C/I-MU
C/I-MU
Cll-MU 4.
4 VuLran Ln
C/I-MU to RM-30
(1.80
Acres) •
J
r--- cat-mu •
; r Ii
•
;
Q
I_ RSA-3
Sp
SP
I
pate I IC HC HC Arrow Rot
o =
ro �
(CAR-MU) m
VV E
H[: (C/R-MU} r..} { .,i t RS 7,51
East of N. Central Avenue, between Arrow Route and W. 11' Street From C/I-MU (Commercial/Industrial Mixed-Use) to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre)
APN: 100730111, 100730110, 100730109 and 100730108
SITE 13
Zone Change
..,.,,: "I-.. r,I ?+ -
'ti 4V
a,
7 CI-MU
to RM-
00I-MU CII-Ml 40
(0.55
Acres)
CJI-vii
a'
z
z
m'
7 w
CJI-ML
1 LI
Baxter Ln
T
IIw±E
SIIII
South of 11th Street, East of N. Central Avenue
From Gil-MU (Commercial/Industrial Mixed-Use) to RM-40 (Residential Multi-Family High) (Densities up to 30 units per acre)
APN: 100729108
SITE 14
Zone Change
cm HarnrrlarThrow
I.f
f•f.
RS-7,500 and
El Barrio Park Public/Institutional
(PB/I)
to RM-30
(3.92 Acres)
s
4? RS-7,500
O
�1
Blanchard P,
RS-7,500
N1
4tuRk.ngtoo 4f Q2ci�ic BLS
W E
Paerne Ete01C3r8+�
Northeast corner of Blanchard Place and Claremont Boulevard ■■ From RS-7,500 (RS-7.5 Residential Single-Family Medium) and PB/I (Public/Institutional) to RM- 30 (Residential Multi-Family Medium) (Densities up to 30 units per acre) APN(s): 100736205, 100736203, 100736202, 100736215, 100736214, 100736208, 100736213, 100736207, 100736210, 100736211, 100736209, 100736206, 100736204, 100731820 401 of 520
SITE 15
Zone Change
r Irl-i. 47
MB 918 918 •;•;Vernon Dr
W Vernon Dr -
Pacific Electric Trail
0 �e
32 31
•
B/R-MU to RM-409
(9.443.92 Acres)
261
2'60 —
• 2S
Jf;
869 B42 82
/38 ca 23
2 i4 D
23 Q D
❑
893 :. 855 831 823 811 rip 78 9th St
NI
W E
San Antonio Avenue and 9th Street
B/R-MU (Business/Residential Mixed-Use) to RM-40 (Residential Multi-Family High) (Densities up to 40 units per acre)
APN: 104633332, 104633322, 104633319, 104633313, 104633318, 104633308, 104633326, 104633323, 104633324, 104633317, 104633309, 104633325, 104633307, 104633306, 104633301, 104633304, 104633305, 104633311, 104633310, 104633316, 104 ge 7H402 of 520 104633329, 104633331, 104633312, 104633303, 104633302
SITE 16
Zone Change
] . '1' —.1
U,
I l -,
g
E21st51 E21st5t
f
RS- ,000 RS-20,000 RS-20,000 PB
• RS-20,000 to
R -2 ,000 P5-20,000 RS-10 PS
•
(10.10 acres)
•
-- R5.20,000
-"'"c"----L--\"----
it
1 Muir Ct
f M
O
0 G
g.
1 1ii Esi
' F
4 C N R
Ill '
E 20th St _ . E20t st E 20th S.
7 ' 11.111.1111F
RS-10,000 RS-1 o,cOo P5 5P
N
WE
21e Foothill Fwy no Foothill Fwy
S
W. 20th Street and N. Campus Avenue
From RS-20,000 (RS-20 Residential Single-Family Low) to RS-10 (Residential Single-Family Medium)
APN: 104349102
SITE 17
Zone Change
E Cumberland 5t
PS-7 500
RS-7,500
Dorz.en Ct
z
(-)
Helena Ct
PB/I to RM-30
(5.58 acres)
•
,.,
14th 5t 14tb St
05 EE
CI
N '
Y
WE fD
N. Campus Avenue and 14t" Street
From PB/I (Public/Institutional to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre)
APN(s): 104518103, 104518102 Page 404 of 520
SITE 18
Zone Change
RM-2
iunset Ridge
Apartments F Q4!
St
PB
uuaLupe Ur
w
RM-10 to RM-40
(12.59 Acres)
ai
c �
St f5•7,5U4 0
fa
Va{ader St
d o-ML7
F"-7,5C0
fJ
VV
E •k.h
Northwest corner of N. Campus Avenue E. Pine Street
From RM-10 (Residential Multi-Family Low) to RM-40 (Residential Multi-Family High) (Densities up to 40 units per acre)
APN(s): 104550101, 104551123 Page 405 of 520
SITE 19
Zone Change
RM-20 to RM-30
(1.28 Acres)
! Od-
imar
a
rD
m
E11thSt E
[ u RS-7.500
•
- RS•7,500 RS-7,500
p C
W'' PS-7,500 L7500
EGSt
R5-/,500 PS-7,500 RS-7,500 115-7,500
Ml y
VV� E111111
I, r
Westside of N. Campus Avenue, north of E. 11th Street
From RM-20 (Residential Multi-Family Low) to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre)
APN(s): 104609122, 104609123, 104609124
Pdye 400 of.120
SITE 20
Zone Change
.11111111
F•A H ;.f
d
0 L
6 ..k
•
Avenida Vejar
•
RM-20 to RM-30
(5.59 Acres) - '
RM-2
E Arrow f Iti^r}+ .. ..
Orange Tree Ln
R� t,300
LI
5 .,300
T4 r1 G i'nvd.3 r.d 9
N
UV E
S
Northwest corner of E. Arrow Highway and Grove Avenue
From RM-20 (Residential Multi-Family Low) to RM-30 (Residential Multi-Family Medium)
(Densities up to 30 units per acre)
SITE 21
Zone Change
Vashingtan Blvd E Washington Blvd
co rill .
RS-7,500 RS-7,506
Pacific lect
pacific Electric Trail
Z
Doti j!rx:n
O
+ S
i
{
MI-2
RM-20 to RM-30
(0.99 Acres)
R5•7,500
I I I
1 Z R5-3 500 Z
o �
It
co
�
3 3
—�-- 1 m
r
9th St 9th St 9th St
riT RS-7,i00 E� oa
- ,500
N I ilill
•_J _..1: 41
W E -1 -
S I
N. 11th Avenue, north of 9th Street
From RM-20 (Residential Multi-Family Low).to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre)
APN(s): 104646216, 104646217 Page 408 of 520
SITE 22
Zone Change
PM-2
INV
RM-20 to RM-30
(0.67 Acres)
;
r
r
9th St
:�+ R E T7 °
F
9th Street, east of Via Linda
From RM-20 (Residential Multi-Family Low) to RM-30 (Residential Multi-Family M ulurri)
(Densities up to 30 units per acre)
SITE 23
Zone Change
Via Arco
RM-20 to RM-30
tW1-2
(3.88 Acres)
� m
z
9th St 9th St 9th St
as-7,500
Northwest corner of 9th Street and Via Linda
From RM-20 (Residential Multi-Family Low) to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre)
APN(s): 104646110, 104646109, 104646111, 104646113, 104646105, 104646104, 104646107, 104646106, 104646108, 104646112
SITE 24
Zone Change
ra
v
2 l
M-2 RM-20 to RM-30
(0.56 Acres)
•
9th St 9th St
R5.7,500
IV
WE
E. 9th Street, between Bodenheimer Street and N. 14th Avenue From RM-20 (Residential Multi-Family Low) to RM-30 (Residential Multi-Family M
(Densities up to 30 units per acre)
�„ ,,,,,,,,,,,,,, , .,,.,...1".. Page 411 of 520
SITE 25
Zone Change
i
rr, J
9th St 9th St 9th St
II
R5-7,500 R`•7.5co I • ,5 •
4R l
.. R
II
B/R-M J
Z
r.3 I
� I
RS 7.SOO
B/R-MU - .
RS-7.5 to RM-20
(6.89 Acres)
t I
VV-+-
N
E
N. 12th Avenue and E. A Street
I From RS-7.5 (Residential Single-Family Medium) to RM-20 (Residential Multi-Family Lot,
(Densities up to 20 units per acre)
APN(s): 104654242, 104654243, 104654240, 104654238, 104654226, 104654229, 104653101, 104653102, 104653107, 104653108, 104653109
SITE 26
Zone Change
R{
Z ='A�''" sr,
EiTggil, g 3:1. ..R. B/R-MU
g
111 B/k-IVIU
."1"111) —_____ ._
G} }
RS-4,300 2 --,�
-
GI
PC-4.Ron 1
i
LI to RM-30
sa (4.17 Acres) _
m
R -30.0
Ic_
L
w
Ith St 8th St 8th St
(I) ?
CO Q
I RS ,,500
> Ui
I I F5-4,300
Ui
m
rNJ n
Ln
W±E Va
S Raymond St
8th Street, between S. 11th Avenue and S. Berlyn Avenue From LI (Light Industrial) and RS-7.5 Residential Single-Family Medium to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre) APN(s): 104655102, 104655108, 104655101, 104655107, 104655103, 104655106, 104655141, 104652104 Page 413 of 520
SITE 27
Zone Change
1-
R5-7,50C
PS-7 500
E 01W St
fS-7.SCCI
union St
Es-500 41
D
It
Highland ct E -4:300
F5-7,5lC• fO
ftS-7,5I
Tradition Ln
0 E 7th St E 7th St E 7th St
F -7,[;nn
11171
RM-20 to RM-30
Sycamore ft (14.92 Acres)
•
J.
RN1-2
/
E Richland St
I Li
[ I ] .. _ --
E Deadar St al I
•
I w
E
N ° Z
d
E . ... - --- -Free Hungarian --.
St ReformeLi r
d ChurcImi-Lih E 6th St
s T�
- , r7 T T-
E. 7th Street and S. 11th Avenue
From RM-20 (RM-20 Residential Multi-Family Low) to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre)
APN(S): 104718103, 104718102, 104718108 and 104718107 Page 414 of 520
SITE 28
Zone Change
vaacoi R5-7,500
4 Iti 7 f
D
C
PB/I and RS-7.5 Lind n CL
to RM-30 - -
(6.13 Acres)
-1111
� I
&Mi ran In
Christ Myth
PB
_ }
W Arrow Hwy W Arrow Hwy
U)
PB _
RIt1 Alpine St
IRM-2
W E
San Antonio Avenue and Arrow Highway
Public/Institutional (PB/I) and RS-7.5 Residential Single-Family Medium to RM-30 (Residential Multi-Family Medium) (Densities up to 30 units per acre) APN(S): 100718101, 1007-181-02, 104632143, 100718103, 100718104
SITE 29
Zone Change
IDS-15,00D R.5.15,000
RS-15 to RS-4 R5-15,000
(5.5 acres)
-;iidview [ i
1tl
R5-15,0
RS-15,1300 i+riuu4ii.uyt;
RS-15,000
ti
L
Os L`4
W. 24th Street and N. Mountain Avenue
From RS-20,000 (RS-20 Residential Single-Family Low) to RS-4 (Residential Single-Family Medium)
APN: 100402104 Page 416 of 520
City of Upland,CA
CHAPTER 17.04
RESIDENTIAL ZONES
§ 17.04.010. Purpose of the Residential Zones.
A. Residential Single-Family (RS) Zones. The purposes of the Residential Single-Family(RS) zones are to:
1. Provide for the development of single-family residential units on a variety of parcel sizes to suit the range of lifestyles and space needs of all segments of the Upland community;
2. Continue to preserve and protect the character and quality of existing residential neighborhoods and ensure that new residential dwellings are compatible in scale, mass, and character with the existing neighborhood;
3. Ensure adequate light, air, privacy, and open space for each dwelling; and
4. Allow for uses compatible with a single-family residential setting, including day cares, public and quasi-public uses, park and recreational facilities, and accessory and second units.
Additional purposes of each Residential Single-Family Zone:
B. RS-20 Residential Single-Family Low. The RS-20 residential single-family low zone is intended as a zone for lots with a minimum area of 20,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings(i.e.,2,000 square feet minimum floor area), ample open space, lush landscaping, and large separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front,side,and rear yard setbacks. The RS-20 zone implements the Single-Family Residential Low(SFR-L) land use designation in the General Plan.
C. RS-15 Residential Single-Family Low. The RS-15 residential single-family low zone is intended as a zone for lots with a minimum area of 15,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings(i.e., 1,800 square feet minimum floor area), ample open space, lush landscaping, and medium-large separations between single- family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-15 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.
D. RS-10 Residential Single-Family Low. The RS-10 residential single-family low zone is intended as a zone for lots with a minimum area of 10,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings(i.e., 1,600 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single- family dwellings and/or permitted accessory buildings. Single-family dwellings are typically Downloaded from https://ecode360.com/UP5026 on 2025-05-07
City of Upland,CA
§ 17.04.010 § 17.04.010
set back from the street with large front, side, and rear yard setbacks. The RS-10 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.
E. RS-7.5 Residential Single-Family Medium. The RS-7.5 residential single-family medium zone is intended as a zone for lots with a minimum area of 7,500 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot.
These lots are characterized by mid-size single-family dwellings (i.e., 1,400 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with medium front, side, and rear yard setbacks. The RS-7.5 zone implements the Single-Family Residential Medium(SFR-M)land use designation in the General Plan.
F. RS-4 Residential Single-Family Medium.The RS-4 residential single-family medium zone is intended as a zone for lots with a minimum area of 4,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by mid-and small-size single-family dwellings (i.e., 1,000 square feet minimum floor area), ample open space and landscaping, and smaller separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with smaller front, side, and rear yard setbacks. The RS-4 zone implements the Single-Family Residential Medium (SFR-M) land use designation in the General Plan.
G. RS-MH Single-Family Mobile Home. The RS-MH residential single-family mobile home zone is intended as a zone for the location of mobile homes in a mobile home park with a minimum gross site area of 10 acres and a minimum of 4,400 square feet of gross land area for each mobile home. These lots are characterized by exterior setbacks adjacent to neighboring uses,with mobile or"manufactured" single-family homes located on smaller lots within a larger mobile home park. Common amenities and structures may be located within the mobile home park. The RS-MH zone implements the Mobile Home (MH) land use designation in the General Plan.
H. Residential Multi-Family(RM)Zones. The purposes of the Residential Multi-family(RM) zones are to:
1. Provide for the development of a variety of multi-family housing types to suit a diverse range of lifestyles and space needs and ensure continued availability of the range of housing opportunities necessary to sustain a diverse labor force and meet the needs of all segments of the Upland community;
2. Ensure that new housing developments are built to a high standard of quality; are compatible in scale, mass and character with the existing neighborhood; and provide respectful transitions to avoid any negative impacts on or disruptions to adjacent residential structures;
3. Ensure adequate light, air,privacy, and open space for each dwelling;
4. Avoid overburdening public facilities, including sewer, water, electricity and schools, Downloaded from https://ecode360.com/UP5026 on 2025-05-07
City of Upland,CA
§ 17.04.010 § 17.04.010
by an influx and increase of people to a degree larger than the City's geographic limits, tax base, or financial capabilities can reasonably and responsibly accommodate; and
5. Allow for uses compatible with a multi-family residential setting, including day cares, public and quasi-public uses, park and recreational facilities, senior housing developments, and neighborhood stores that provide goods and services to support daily life within walking distance of neighborhoods and complement surrounding residential development.
Additional purposes of each Residential Multi-family zones:
I. RM-10 Residential Multi-Family Low. The RM-10 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 10 units per net acre exclusive of City and state density bonuses. Housing types include two-to three-story single-unit housing, duplexes, triplexes and townhomes.
These lots are typically characterized by shared open space with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-10 zone implements the Multi-family Residential Low (MFR-L) land use designation in the General Plan.
J. RM-20 Residential Multi-Family Low. The RM-20 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 20 units per net acre exclusive of City and state density bonuses. Housing types include two-to three-story single-unit housing, duplexes, triplexes, townhomes and courtyard housing. These lots are typically characterized by shared open spaces with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM- 20 zone implements the Multi-family Residential Low (MFR-L) land use designation in the General Plan.
K. RM-30 Residential Multi-Family Medium. The RM-30 residential multi-family medium zone is intended to provide areas for a variety of medium-density multi-family residential developments at densities up to 30 units per net acre exclusive of City and state density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping;medium front, side, and rear yards; and shared driveways and parking. The RM- 30 zone implements the Multi-family Residential Medium (MFR-M) land use designation in the General Plan.
L. RM-40 Residential Multi-Family High. The RM-40 residential multi-family high zone is intended to provide areas for a variety of high-density multi-family residential developments at densities up to 40 units per net acre exclusive of City and state density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping; reduced front, side, and rear yards; and shared driveways and parking. The RM-40 zone implements the Multi-family Residential High (MFR-H) land use designation in the General Plan.
Downloaded from https://ecode360.com/UP5026 on 2025-05-07
City of Upland,CA
§ 17.04.020. Land Use Regulations for Residential Zones.
Table 17.04-1 (Permitted Land Uses in the Residential Zones) identifies land uses permitted in the residential zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Residential Land Uses
Accessory Dwelling Unit P P P P P — P P P P Ch. 17.37 Accessory Structures,Non- P P P P P P P P P Ch. 17.19 Habitable[1] P
Animal Keeping for Non-Commercial
Purposes See Title 6 of the Upland Municipal Code Boarding House CUP CUP CUP CUP Condominiums — — P P P P
Duplex Home P[2] P[2] P[2] P[2]
Emergency Shelters CUP CUP CUP CUP Family Day Care
Small(8 or fewer) CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Large(9 to 14) CUP CUP CUP CUP CUP — CUP CUP CUP CUP
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Guest House P P P P P P[3] P[3] P[3] P[3] Ch. 17.19 Home Occupations Ch. 17.25,Ch. 17.27
Minor P P P P P P P P P P
Major AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Live/Work Units
Commercial Live-Work Ch. 17.28
Industrial Live-Work Ch. 17.28
Mobile Home/Manufactured Home — P Ch. 17.30 Multi-family Residential(Apartments)
(3 or more attached) P P P P
Residential Care Facilities Ch. 17.36
Small(6 or fewer) P P P P P P P P P P
Large(7 or more) CUP CUP CUP
CUP
Rest Home CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Senior Citizen Housing P P P P Ch. 17.38 Short-Term Rentals AUP AUP AUP AUP AUP AUP AUP AUP AUP Ch. 17.23.1
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Single-Family Dwelling P P P P P P
Single-Room Occupancy Units
Skilled Nursing Facilities CUP CUP CUP CUP Supportive and Transitional Housing
Small(6 or fewer) P P P P P P P P P P
Large(7 or more) CUP CUP CUP CUP Community Uses
Airport or Aircraft Land Field
Cemeteries
Child Care/Day Care Centers CUP CUP CUP CUP Community Assembly
Community Center, operated by I Ch. 17.24 governmental agency,philanthropic AUP AUP AUP AUP organization, or private agency
Community Gardens CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Cultural and Religious Facilities and Ch. 17.24
CUP CUP CUP CUP CUP CUP CUP CUP CUP Institutions(assembly) CUP
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Correctional Institutions and Facilities
Cultural and Religious Facilities and CUP CUP CUP CUP CUP CUP CUP CUP CUP Institutions(non-assembly) CUP
Equestrian Establishments — — — — — Funeral Homes/Mortuaries
Golf Courses and Country Clubs CUP CUP CUP CUP CUP CUP — — — — Hospital CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Libraries CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP Office,Governmental CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP Parks and Playgrounds,operated by
governmental agency,philanthropic CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP organization,or private agency
Post-secondary Educational Institution
or Trade Schools —
Private Educational Institutions(K-12) CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Public Safety Facilities CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP Commercial Uses
Adult Businesses — — — Ch. 17.20
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Alcohol Sales,off-site Ch. 17.21
Alcohol Sales,on-site as part of a Ch. 17.21 restaurant —
Alcohol Sales,on-site as part of a bar Ch. 17.21 or entertainment use(other than a — — — restaurant)
Animal Care, Sales,and Services
Non-boarding/Boarding Indoor
Boarding Outdoor
Animal Hospitals and Veterinary
Services
Art Gallery(non assembly)
Automobile/Vehicle Sales and Ch. 17.22 Services
Automobile Repair — Ch. 17.22
Automobile Rental
11 Automobile Service Station
Automobile Storage/Towing and
Impound
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Automobile/Vehicle Sales and Leasing,
Used
Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Washing —
Auto Accessory/Equipment
Installations
Smog Check Testing
Banks and Financial Institutions
ATM
ATM—drive through
ATM—walk up
Banks and Credit Unions — —
Check Cashing Businesses — —
Bicycle Rental, Sales,and Repair
Cottage Food Operations AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Ch. 17.25 Dry Cleaners
Drop-Off Only — —
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Processing
Eating and Drinking Establishments
Bars/Nightclubs/Lounges
Restaurants,Full-Service,Limited-
Service, Take-out
Restaurants, with Drive-Through
Facilities
Restaurants, with Live
Entertainment/Dancing
With Outdoor Dining and Seating Ch. 17.32 Beer, Wine and Liquor for Sale
Fire Arms Clubs and Establishments
Food and Beverage Sales
Bakery
Catering Businesses
General Market/Convenience
Store/Specialty Store(less than 10,000
sq.ft.)
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Mobile Food Vendor Ch. 17.33
Supermarket(10,000 sq.ft. or more)
Health/Fitness Facility
Dance Studios,Pilates Studio, Yoga
Studio,Martial Arts Studio
Gymnasiums,Health Clubs, and
Similar Uses —
Lodging
Bed and Breakfast CUP CUP CUP CUP CUP Ch. 17.23 Hotels and Motels —
Marijuana-Related Use and Activity
Massage Therapy Ch. 17.29
Movie Theater
Nursery(wholesale,retail)
Outdoor Storage and Display
Pawning
Personal Services(excluding massage)
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Psychics
Public Storage
Recreational Vehicle Storage and Ch. 17.34 Parking
Recycling Facilities Ch. 17.35
Reverse Vending Machines
Small Collection Facilities
Large Collection Facilities
Processing Facility —
Unattended Collection Containers Ch. 17.35.1 Retail Stores,General Merchandise
Secondhand Goods Store
Smoke Shops — Ch. 17.42.5
Smoke Lounge/E-Vape/Hookah
Lounge
Swap Meets and Flea Markets
Tattoo Parlors
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Temporary, Seasonal,and Special Ch. 17.41 P P P P P P P P P
Events[5] P
Warehousing
Office/Professional Uses
Business Support Services
Medical or Dental Laboratory
Medical or Dental Office
Office
Urgent Care Facility
Mixed-Use
Mixed—Use
Industrial/Agricultural/Natural Resource Uses
Animal Grazing
Beekeeping P P P —
Crop Cultivation(greater than 1 acre) — — — Industrial
Light Industrial
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Heavy Industrial
Surface Mining and Ch. 17.39
Reclamation/Processing;Development
of Natural Resources
Telecommunication and Utilities Uses
Utilities,Major AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Utilities,Minor AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Wireless Telecommunication Facilities Refer to Ch. 17.40 1 Other Uses
Parking, Structured
Parking,Surface
Notes:
[1] Metal storage containers designed to carry freight are prohibited. [2] Duplexes shall only be permitted at a density of one unit per 7,500 square feet of lot area. [3] Guest houses shall only be permitted when a single-family dwelling is the primary use on the lot. [4] Only temporary off-site construction yards,mobile home residences,and work trailers are permitted pursuant to Chapter 17.41(Temporary Use Permits and Film Permits). (Ord. 1910 § 2, 2016; Ord. 1931 § 10, 2018; Ord. 1944 § 3, 2020; Ord. 1948, § 6, 2021; Ord. 1970 § 3, 2022)
City of Upland,CA
§ 17.04.030
§ 17.04.030. Development Standards for Residential Zones.
A. Parcel Size,Density,and Lot Coverage. Table 17-04-2 (Parcel Size,Density, and Lot Coverage for Residential Zones) identifies the parcel size, density, and lot coverage standards that apply in residential zones.
TABLE 17-04-2 PARCEL SIZE AND DENSITY FOR RESIDENTIAL ZONES Residential Density I Minimum
Parcel Area Parcel Width I— Maximum Floor Area Zone (min.) (min.) [1] Min. Max. Lot Coverage [2] RS-20 20,000 sq. ft. 100 ft. [3] — 1 unit per I 35% 2,000 sq. ft. 20,000 sq. ft.
RS-15 15,000 sq. ft. 85 ft. [3] — 1 unit per 35% 1,800 sq. ft. 15,000 sq. ft.
RS-10 10,000 sq. ft. 75 ft. [3] — 1 unit per 40% 1,600 sq. ft. 10,000 sq. ft.
RS-7.5 7,500 sq. ft. 60 ft. [4] — 1 unit per 45% 1,400 sq. ft. 7,500 sq. ft.
RS-4 4,000 sq. ft. 40 ft. [5] — 1 unit per 50% 1,000 sq. ft. 4,000 sq. ft.
RS-ME 10 acres 44 ft. 8 units per net 14 units per 60% — acre net acre[6]
RM-10 — 100 ft. 5 units per net 10 units per — 600 sq.ft. [8] acre [7] net acre[6]
RM-20 100 ft. 10 units per net 20 units per — 600 sq.ft. [8] acre [7] net acre[6][9]
RM-30 — 100 ft. 15 units per net 30 units per — 600 sq.ft. [8] acre [7] net acre[6][9]
RM-40 100 ft. 20 units per net 40 units per — 500 sq.ft. [8] acre [7] net acre[6][9]
Notes:
[1] New parcels adjacent to major or secondary highways,freeways,drainage channels,or railroad rights-of-way shall require an additional 10 feet in width,plus additional width required for corner parcels as noted. [2] The calculation of floor area applies to main dwelling(s),not inclusive of accessory buildings or garages. [3] Corner parcels shall require an additional 10 feet in width. [4] Corner parcels shall require an additional 5 feet in width. [5] Corner parcels shall require an additional 15 feet in width. [6] Not including City and state density bonuses.
[7] Applicable to multi-family uses of three or more units;for duplexes,a minimum of 1 unit per 7,500 square feet shall be required.
[8] Multi-family units with two or more bedrooms shall have an additional 200 square feet per additional bedroom.
City of Upland,CA
§ 17.04.030 § 17.04.040
B. Structure Setbacks and Height. Table 17.04-3 (Setback and Height Standards for Residential Zones) identifies structure setback and height standards that apply in residential zones.
TABLE 17.04-3 SETBACK AND HEIGHT STANDARDS FOR RESIDENTIAL ZONES[1] Develop- Zone Applicable
ment Standard RS-20 RS-15 RS-10 RS-7.5 RS-4 MH RM-10 RM-20 RM-30 RM-40 Standards Primary Structure Setbacks(min.)[2][3] Section
17.10.060
Front 40 ft. 30 ft. 25 ft. 25 ft. 20 ft. 25 ft. 20 ft. 20 ft. 20 ft. 20 ft.
Side 10 ft. 10 ft. 5 ft. [4] 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft.
Rear 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 5 ft. 15 ft. 15 ft. 15 ft. 15 ft.
Primary Structure 35 ft. 35 ft. 35 ft. 35 ft. 35 ft. 16 ft. 40 ft. 40 ft. 40 ft. 50 ft. Section Height(max.) [5] [5] [5] 17.10.050 Notes:
[1] Not including City and state density bonuses.
[2] For lots that abut Euclid Avenue,see Section 17.09.030(Scenic Corridor Overlay Zone)for special setback requirements.
[3] Setbacks for permitted Community uses shall have front yards consistent with the corresponding zone, and interior side and rear yards of at least 20 feet.
[4] One side yard must be 10 feet minimum unless alley access is provided. [5] Consideration of greater height only by CUP.
C. Separation Between Buildings in Multi-Family Residential Zones. Residential buildings shall be separated by a minimum of fifteen feet. The distance shall be increased by five feet for every story exceeding three.
§ 17.04.040. Landscaping and Outdoor Living Space.
A. All Residential Zones.
1. Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping), as applicable, unless otherwise allowed by this section.
2. Game Area Enclosures. Tennis courts or other game areas shall be located in a side or rear yard, and shall be set back at least 5 feet from the property line and enclosed with a fence. Fences shall be a minimum of 10 feet and a maximum of 14 feet and comprised of wire mesh or steel mesh and capable of emitting at least 90 percent of light as measured on a reputable light meter. Lighting shall be timer controlled and only used between 6 AM and 10 PM. Each court shall provide a maximum of 8 lights that do not exceed 22 feet in height and are located no closer than 10 feet to a side or rear property line. Lighting shall be shielded and directed downward to avoid intrusion onto adjacent properties.
City of Upland,CA
§ 17.04.040 § 17.04.040
3. Mechanical Equipment Screening. Mechanical equipment such as air conditioners, meters, and pool and spa equipment shall be screened from public view. Screening shall consist of landscaping, architecturally compatible screens, or other features as determined acceptable by the review authority.
B. Single-family Residential Zones. All required front and street-side setback areas shall be landscaped, except for those areas occupied by driveways providing access to garages and by walkways providing access to a residence. No more than 40 percent of a front or side yard shall be dedicated to driveways,walkways or hardscape.
C. Multi-family Residential Zones. These provisions apply to new or remodeled multi-family projects (50 percent or more of building area remodeled).
1. Landscaped Area. All areas not covered by buildings shall be landscaped, except for those areas occupied by driveways providing access to garages and by walkways providing access to a residence. No more than 40 percent of a front or side yard shall be dedicated to driveways, walkways or hardscape.
2. Private Outdoor Living Space. Private open space shall be provided at a ratio of 100 square feet per dwelling unit, with a minimum dimension of 8 feet on any side and a configuration that would accommodate a rectangle of at least 100 square feet.
3. Common Outdoor Living Space. Common open space shall be provided at a ratio of 250 square feet per dwelling unit. Common open space shall be at least 25 feet clear on any side.
a. Portions of setbacks(excluding the front yard setback)that are contiguous with and an integral part of,the outdoor living space may be included in calculating the area and minimum dimensions of such space. Driveways and parking areas shall not be included in calculations of outdoor living space.
b. The review authority may permit the common open space to be decreased or eliminated as long as there is an equal increase in private open space or open space on site for public use that results in the same total open space square footage as otherwise required.
c. Multi-family residential developments exceeding 30 du/ac may reduce common open space by 50 percent. Private open space may not be reduced.
4. Recreation Facilities. Multi-family residential developments shall be provided with the minimum number of major and minor recreation facilities,based on the number of units in the project, as provided in Table 17.04-4:
TABLE 17.04-4 MINIMUM COMMON RECREATION FACILITIES FOR MULTIPLE-FAMILY
DEVELOPMENTS
Fewer
Type than 10 10-25 26-100 101-150 151-200 201-250 251-300 301+ Major 0 1 1 1 2 2 3 One/100 Facilities dwellings
Minor 1 0 1 2 2 3 3 One/100 Facilities dwellings
City of Upland,CA
§ 17.04.040 § 17.04.050
a. Major Recreation Facilities. A major recreation facility is intended to be a significant recreation node or focal point for residents, and include recreation buildings,swimming pools,tennis courts,basketball courts,child care facilities and other such amenities requiring significant investment and appropriate to serve project residents, as determined by the City.
b. Minor Recreation Facilities. A minor recreation facility is intended to augment the variety and availability of recreation facilities, and include children's play areas, spas or saunas, picnic and barbecue areas, volleyball courts and other such amenities requiring significant investment and appropriate to serve project residents, as determined by the City.
c. Two minor recreational facilities may qualify as one major recreation facility. § 17.04.050. Residential Design Guidelines.
In addition to the development standards contained in Section 17.04.030 (Development Standards for Residential Zones),design guidelines are presented here to provide an added level of definition for the intended development character within single-family and multi-family developments. The design guidelines are intended to establish general criteria for achieving a high quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments within the residential zones. The design guidelines are intended to assist project applicants during the project design phase and City staff and decision makers in the review and approval process.
A. Neighborhood Context.
1. New residential subdivisions should continue the existing street pattern in the area (i.e., grid, curvilinear, etc.).
2. The location of site uses should be coordinated with adjoining properties to avoid creating nuisances such as noise, light intrusion, invasion of privacy, and traffic, particularly when a development is adjacent to sensitive uses such as a residential development.
3. Buildings should be compatible with the height, massing, setback, and design character of surrounding uses. New development should contribute to the visual quality and cohesiveness of its setting.
4. New development should not create unattractive views from neighboring uses by orienting blank building walls toward neighbors. Any visible building walls should incorporate architectural elements to create visual interest.
B. Site Design.
1. Enhanced landscaping should be provided within the setback between the property line and the building façade, pursuant to Chapter 17.12 (Landscaping).
2. Front yard setbacks should be varied from unit to unit to avoid long repetitious development patterns. As a rule, these setback variations should be at least 3 feet to be
City of Upland,CA
§ 17.04.050 § 17.04.050
effective.
3. Main façades with entrance doors and windows should front the primary street. In general, gates should not be installed at the main entrances to a new development.
4. In multi-family developments,parking should be provided at the rear of the building and accessed by alleys. This will create a continuous residential street frontage that is pleasant to walk along. If parking is provided at the side of the building,it should include a "street edge" of landscaping, walls or trellises.
C. Building Design.
1. New buildings shall be of high architectural design and construction quality, including a high degree of articulation for visual interest, and attention to detail in both design and construction within the context of a building's location.
2. Building massing should be varied by employing a variety of techniques, such as recessed porches,bay windows, dormers, and varying planes or setbacks.
3. As appropriate to the style of the building, the roof forms should be varied. Roof forms to be employed include: hipped roofs, gabled roofs, varying roof pitches, side-to-side gables, front-to-back gables or various combinations.
4. Design that minimizes views of garages is encouraged and should utilize side and rear entry garages as well as detached garages.
5. The design of single-family homes should avoid large box-like structures by employing a variety of techniques, such as recessed porches, bay windows, dormers, and varying planes or setbacks.
6. New single-family housing in established neighborhoods shall be designed to be compatible in scale with other homes in the immediate neighborhood.
7. Additions to existing single-family homes shall be developed in the same style.
8. The massing of larger residential buildings should be broken down to give individuality to units. Building massing should be legible as individual residences or small groups of units and called out using one or more of the following methods:
a. Separate building volumes
b. Window bays or balconies
c. Porches or entrance vestibules
d. Individual roof volumes or other roof articulations
9. Architectural details commonly used in the design and construction of single-family homes, such as porches,balconies,bays, and dormers, should be employed in the design of multi-family projects.
D. Architectural Style.
City of Upland,CA
§ 17.04.050 § 17.04.050
1. Building design should not be limited to any particular style. However, it should generally be compatible with surrounding residential development. The authentic implementation of appropriate established architectural styles is encouraged.
2. The design of new buildings adjacent to historic buildings should be compatible with the form and massing of the historic structure,including height, setback,massing,roof form, and architectural style.
3. Building elevations on individual units within a multiple-family residential development should have varied design elements within a unified design theme.
E. Private and Common Outdoor Living Space.
1. Private open space should be immediately accessible from a kitchen,dining room,family room, master bedroom, or living room within the unit. Where it abuts shared or public open space, private open space should be separated by a railing, fence, wall, or landscaping. These elements should not be more than 4 feet in height.
2. Outdoor living space for the shared use of residents should include shared lawns, courtyards, community gardens, roof gardens, pools, and/or play areas. Shared spaces should be accessible to all residents, provide seating areas (with places for residents in wheel chairs), be appropriately lighted, and be designed to encourage social activity.
Shared space should be relatively flat and usable.
3. For larger multi-family residential projects, open space may be provided that is privately owned but accessible to the public.When included,such public space should be provided in locations where high levels of pedestrian and/or community activity can be expected.
Publicly accessible open space may include plazas, pocket parks, paseos, and "living streets."
a. Plazas. Plazas should offer seating and other amenities along commercial streets, at transit stops, at prominent intersections, and in other urban locations. Plazas should provide appropriate lighting and use attractive paving and landscaping. b. Pocket Parks. Pocket parks should be provided within large projects in which children may live. They should be designed to serve surrounding residents and should generally provide a modest lawn, play equipment, trash receptacles, and seating.
c. Paseos. Paseos are midblock passages that reduce walking distances between destinations. Paseos (or a pedestrian path through some other form of publicly accessible open space) should be used to provide a pedestrian connection across long blocks,which are generally blocks having a length exceeding 300 feet. Paseos should be well lit and lined by windows and accompanied by seating,public art, or other amenities.
d. Living Streets. Living streets are publically accessible thoroughfares that create more active, engaging social areas by enhancing the pedestrian realm. When developed along the frontage of a property, they can offset the shared open space requirement for new multi-family projects. Living streets should meet the criteria
City of Upland,CA
§ 17.04.050 § 17.04.050
below.
• The enhanced pedestrian areas of living streets should be a minimum width of 15 feet or 30 percent of the total width of the right-of-way, whichever is greater. • Living streets should have enhanced pedestrian areas that are a minimum length of 100 feet. Road intersections should not bisect this distance, driveways should be avoided along living streets, and a living street should extend a minimum distance of 60 feet without a bisecting driveway.
• The enhanced pedestrian areas of living streets should be clearly separated into four separate zones with the specific minimum widths indicated below:
- Edge Zone—the area between the face of the curb and the furnishing zone (minimum 1.5 feet)
- Furnishing Zone—the area that provides a buffer from the street for pedestrians (minimum five feet)
- Throughway Zone—the walking area(minimum six feet)
- Frontage Zone—area between throughway and building or front property line (minimum 2.5 feet)
• Living streets should use special and coordinated paving, lighting, landscaping, and signs.
• The furnishing zone should be decorated with trees and landscaping and amenities such as swales and water features, public art, benches and tables, water fountains, and bike racks.
• The sidewalk and other improvements should be connected and coordinated with improvements on adjacent properties to provide a continuous pedestrian experience.
• On-street parking should be provided between the edge zone and the travel lanes.
City of Upland,CA
CHAPTER 17.04
RESIDENTIAL ZONES
§ 17.04.010. Purpose of the Residential Zones.
A. Residential Single-Family (RS) Zones. The purposes of the Residential Single-Family(RS) zones are to:
1. Provide for the development of single-family residential units on a variety of parcel sizes to suit the range of lifestyles and space needs of all segments of the Upland community;
2. Continue to preserve and protect the character and quality of existing residential neighborhoods and ensure that new residential dwellings are compatible in scale, mass, and character with the existing neighborhood;
3. Ensure adequate light, air, privacy, and open space for each dwelling; and
4. Allow for uses compatible with a single-family residential setting, including day cares, public and quasi-public uses, park and recreational facilities, and accessory and second units.
Additional purposes of each Residential Single-Family Zone:
B. RS-20 Residential Single-Family Low. The RS-20 residential single-family low zone is intended as a zone for lots with a minimum area of 20,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings(i.e.,2,000 square feet minimum floor area), ample open space, lush landscaping, and large separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front,side,and rear yard setbacks. The RS-20 zone implements the Single-Family Residential Low(SFR-L) land use designation in the General Plan.
C. RS-15 Residential Single-Family Low. The RS-15 residential single-family low zone is intended as a zone for lots with a minimum area of 15,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings(i.e., 1,800 square feet minimum floor area), ample open space, lush landscaping, and medium-large separations between single- family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-15 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.
D. RS-10 Residential Single-Family Low. The RS-10 residential single-family low zone is intended as a zone for lots with a minimum area of 10,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings(i.e., 1,600 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single- family dwellings and/or permitted accessory buildings. Single-family dwellings are typically Downloaded from https://ecode360.com/UP5026 on 2025-05-07
City of Upland,CA
§ 17.04.010 § 17.04.010
set back from the street with large front, side, and rear yard setbacks. The RS-10 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.
E. RS-7.5 Residential Single-Family Medium. The RS-7.5 residential single-family medium zone is intended as a zone for lots with a minimum area of 7,500 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot.
These lots are characterized by mid-size single-family dwellings (i.e., 1,400 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with medium front, side, and rear yard setbacks. The RS-7.5 zone implements the Single-Family Residential Medium(SFR-M)land use designation in the General Plan.
F. RS-4 Residential Single-Family Medium.The RS-4 residential single-family medium zone is intended as a zone for lots with a minimum area of 4,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by mid-and small-size single-family dwellings (i.e., 1,000 square feet minimum floor area), ample open space and landscaping, and smaller separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with smaller front, side, and rear yard setbacks. The RS-4 zone implements the Single-Family Residential Medium (SFR-M) land use designation in the General Plan.
G. RS-MH Single-Family Mobile Home. The RS-MH residential single-family mobile home zone is intended as a zone for the location of mobile homes in a mobile home park with a minimum gross site area of 10 acres and a minimum of 4,400 square feet of gross land area for each mobile home. These lots are characterized by exterior setbacks adjacent to neighboring uses,with mobile or"manufactured" single-family homes located on smaller lots within a larger mobile home park. Common amenities and structures may be located within the mobile home park. The RS-MH zone implements the Mobile Home (MH) land use designation in the General Plan.
H. Residential Multi-Family(RM)Zones. The purposes of the Residential Multi-family(RM) zones are to:
1. Provide for the development of a variety of multi-family housing types to suit a diverse range of lifestyles and space needs and ensure continued availability of the range of housing opportunities necessary to sustain a diverse labor force and meet the needs of all segments of the Upland community;
2. Ensure that new housing developments are built to a high standard of quality; are compatible in scale, mass and character with the existing neighborhood; and provide respectful transitions to avoid any negative impacts on or disruptions to adjacent residential structures;
3. Ensure adequate light, air,privacy, and open space for each dwelling;
4. Avoid overburdening public facilities, including sewer, water, electricity and schools, Downloaded from https://ecode360.com/UP5026 on 2025-05-07
City of Upland,CA
§ 17.04.010 § 17.04.010
by an influx and increase of people to a degree larger than the City's geographic limits, tax base, or financial capabilities can reasonably and responsibly accommodate; and
5. Allow for uses compatible with a multi-family residential setting, including day cares, public and quasi-public uses, park and recreational facilities, senior housing developments, and neighborhood stores that provide goods and services to support daily life within walking distance of neighborhoods and complement surrounding residential development.
Additional purposes of each Residential Multi-family zones:
I. RM-10 Residential Multi-Family Low. The RM-10 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 10 units per net acre exclusive of City and state density bonuses. Housing types include two-to three-story single-unit housing, duplexes, triplexes and townhomes.
These lots are typically characterized by shared open space with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-10 zone implements the Multi-family Residential Low (MFR-L) land use designation in the General Plan.
J. RM-20 Residential Multi-Family Low. The RM-20 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 20 units per net acre exclusive of City and state density bonuses. Housing types include two-to three-story single-unit housing, duplexes, triplexes, townhomes and courtyard housing. These lots are typically characterized by shared open spaces with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM- 20 zone implements the Multi-family Residential Low (MFR-L) land use designation in the General Plan.
K. RM-30 Residential Multi-Family Medium. The RM-30 residential multi-family medium zone is intended to provide areas for a variety of medium-density multi-family residential developments at densities up to 30 units per net acre exclusive of City and state density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping;medium front, side, and rear yards; and shared driveways and parking. The RM- 30 zone implements the Multi-family Residential Medium (MFR-M) land use designation in the General Plan.
L. RM-40 Residential Multi-Family High. The RM-40 residential multi-family high zone is intended to provide areas for a variety of high-density multi-family residential developments at densities up to 40 units per net acre exclusive of City and state density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping; reduced front, side, and rear yards; and shared driveways and parking. The RM-40 zone implements the Multi-family Residential High (MFR-H) land use designation in the General Plan.
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City of Upland,CA
§ 17.04.020. Land Use Regulations for Residential Zones.
Table 17.04-1 (Permitted Land Uses in the Residential Zones) identifies land uses permitted in the residential zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Residential Land Uses
Accessory Dwelling Unit P P P P P — P P P P Ch. 17.37 Accessory Structures,Non- Ch. 17.19 P P P P P P P P P
Habitable[1] P
Animal Keeping for Non-Commercial
Purposes See Title 6 of the Upland Municipal Code Boarding House CUP CUP CUP CUP Condominiums CUP CUP CUP
P P P P
Duplex Home — — P[2] P[2] P[2] P[2] Emergency Shelters CUP CUP CUP CUP Family Day Care
Small(8 or fewer) CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Large(9 to 14) CUP CUP CUP CUP CUP — CUP CUP CUP CUP Guest House P P P P P — P[3] P[3] P[3] P13] Ch. 17.19 Home Occupations Ch. 17.25,Ch. 17.27
Minor P P P P P P P P P P
Major AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Live/Work Units
Commercial Live-Work Ch. 17.28
Industrial Live-Work — — — Ch. 17.28 Mobile Home/Manufactured Home — P — — Ch. 17.30 Multi-family Residential(Apartments) AUP[1] AUP[1] AUP[1] P (3 or more attached) P P P
Residential Care Facilities Ch. 17.36
Small(6 or fewer) P P P P P P P P P P
Large(7 or more) CUP CUP CUP CUP Rest Home CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Senior Citizen Housing — — — P P P P Ch. 17.38
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Short-Term Rentals AUP AUP AUP AUP AUP — AUP AUP AUP AUP Ch. 17.23.1 Single-Family Dwelling P P P P P P
Single-Room Occupancy Units
Skilled Nursing Facilities — — CUP CUP CUP CUP Supportive and Transitional Housing
Small(6 or fewer) P P P P P P P P P P
Large(7 or more) CUP CUP CUP CUP Community Uses
Airport or Aircraft Land Field —
Cemeteries
Child Care/Day Care Centers — CUP CUP CUP CUP Community Assembly
Community Center, operated by Ch. 17.24 governmental agency,philanthropic — — — AUP AUP AUP AUP organization, or private agency
Community Gardens CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Cultural and Religious Facilities and CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Ch. 17.24
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Institutions(assembly)
Correctional Institutions and Facilities
Cultural and Religious Facilities and CUP CUP CUP CUP CUP CUP CUP CUP CUP Institutions(non-assembly) CUP
Equestrian Establishments — —
Funeral Homes/Mortuaries
Golf Courses and Country Clubs CUP CUP CUP CUP CUP CUP — Hospital CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Libraries CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP Office,Governmental CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP Parks and Playgrounds,operated by
governmental agency,philanthropic CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP organization,or private agency
Post-secondary Educational Institution
or Trade Schools —
Private Educational Institutions(K-12) CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Public Safety Facilities CUP CUP CUP CUP CUP CUP AUP AUP AUP AUP I
Commercial Uses
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Adult Businesses Ch. 17.20
Alcohol Sales,off-site Ch. 17.21
Alcohol Sales,on-site as part of a Ch. 17.21 restaurant
Alcohol Sales,on-site as part of a bar Ch. 17.21 or entertainment use(other than a
restaurant)
Animal Care, Sales,and Services
Non-boarding/Boarding Indoor
Boarding Outdoor
Animal Hospitals and Veterinary
Services
Art Gallery(non assembly)
Automobile/Vehicle Sales and Ch. 17.22 Services
Automobile Repair Ch. 17.22
Automobile Rental
Automobile Service Station
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Automobile Storage/Towing and
Impound
Automobile/Vehicle Sales and Leasing, _
Used
Automobile/Vehicle Sales and Leasing —
Automobile/Vehicle Washing
Auto Accessory/Equipment _ _
Installations
Smog Check Testing
Banks and Financial Institutions
ATM
ATM—drive through
ATM—walk up
Banks and Credit Unions
Check Cashing Businesses
Bicycle Rental,Sales,and Repair —
Cottage Food Operations AUP AUP AUP AUP I AUP AUP AUP AUP AUP AUP Ch. 17.25
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Dry Cleaners
Drop-Off Only
Processing
Eating and Drinking Establishments
Bars/Nightclubs/Lounges — — — —
Restaurants,Full-Service,Limited-
Service, Take-out
Restaurants, with Drive-Through
Facilities
Restaurants, with Live
Entertainment/Dancing
With Outdoor Dining and Seating Ch. 17.32 Beer, Wine and Liquor for Sale
Fire Arms Clubs and Establishments
Food and Beverage Sales
Bakery — — —
Catering Businesses
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations General Market/Convenience
Store/Specialty Store(less than 10,000
sq.ft.)
Mobile Food Vendor — — — Ch. 17.33 Supermarket(10,000 sq.ft. or more) — — — Health/Fitness Facility
Dance Studios,Pilates Studio, Yoga
Studio,Martial Arts Studio
Gymnasiums,Health Clubs, and
Similar Uses
Lodging
Bed and Breakfast CUP — CUP CUP CUP CUP Ch. 17.23 Hotels and Motels
Marijuana-Related Use and Activity
Massage Therapy — Ch. 17.29
Movie Theater —
Nursery(wholesale,retail)
Outdoor Storage and Display
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Pawning
Personal Services(excluding massage)
Psychics
Public Storage —
Recreational Vehicle Storage and P — Ch. 17.34 Parking
Recycling Facilities Ch. 17.35
Reverse Vending Machines
Small Collection Facilities —
Large Collection Facilities
Processing Facility
Unattended Collection Containers Ch. 17.35.1 Retail Stores,General Merchandise —
Secondhand Goods Store
Smoke Shops Ch. 17.42.5
Smoke Lounge/E-Vape/Hookah
Lounge —
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Swap Meets and Flea Markets
Tattoo Parlors
Temporary, Seasonal,and Special Ch. 17.41 P P P P P P P P P
Events[5] P
Warehousing
Office/Professional Uses
Business Support Services
Medical or Dental Laboratory
Medical or Dental Office
Office
Urgent Care Facility
Mixed-Use
Mixed-Use
Industrial/Agricultural/Natural Resource Uses
Animal Grazing —
Beekeeping P P P
Crop Cultivation(greater than 1 acre)
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations Industrial
Light Industrial
Heavy Industrial
Surface Mining and Ch. 17.39
Reclamation/Processing;Development
of Natural Resources —
' Telecommunication and Utilities Uses
Utilities,Major AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Utilities,Minor AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Wireless Telecommunication Facilities Refer to Ch. 17.40 Other Uses
Parking, Structured
Parking,Surface — — — —
Notes:
[1] Metal storage containers designed to carry freight are prohibited. [2] Duplexes shall only be permitted at a density of one unit per 7,500 square feet of lot area. [3] Guest houses shall only be permitted when a single-family dwelling is the primary use on the lot.
City of Upland,CA
TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed RS-20 RS-15 RS-10 RS-7.5 RS-4 RS-MH RM-10 RM-20 RM-30 RM-40 Applicable Regulations f44 Condominium parcel maps or tract maps shall require a CUP. [SI f 4] Only temporary off-site construction yards,mobile home residences,and work trailers are permitted pursuant to Chapter 17.41(Temporary Use Permits and Film Permits). (Ord. 1910 § 2, 2016; Ord. 1931 § 10, 2018; Ord. 1944 § 3, 2020; Ord. 1948, § 6, 2021; Ord. 1970 § 3, 2022)
City of Upland,CA
§ 17.04.030
§ 17.04.030. Development Standards for Residential Zones.
A. Parcel Size, Density,and Lot Coverage. Table 17-04-2(Parcel Size, Density, and Lot Coverage for Residential Zones) identifies the parcel size, density, and lot coverage standards that apply in residential zones.
TABLE 17-04-2 PARCEL SIZE AND DENSITY FOR RESIDENTIAL ZONES Residential Density Minimum
Parcel Area Parcel Width Maximum Floor Area Zone (min.) (min.) [1] Min. Max. Lot Coverage [2] RS-20 20,000 sq.ft. 100 ft. [3] — 1 unit per 35% 2,000 sq.ft. 20,000 sq.ft.
RS-15 15,000 sq.ft. 85 ft.[3] — 1 unit per 35% 1,800 sq.ft. 15,000 sq.ft.
RS-10 10,000 sq.ft. 75 ft.[3] — 1 unit per 40% 1,600 sq.ft. 10,000 s q.ft.
RS-7.5 7,500 sq.ft. 60 ft.[4] — 1 unit per 45% 1,400 sq.ft. 7,500 sq.ft.
RS-4 4,000 sq.ft. 40 ft.[5] — 1 unit per 50% 1,000 sq.ft. 4,000 sq.ft.
RS-MH 10 acres 44 ft. 8 units pernet 14 units per 60% — acre net acre [6]
RM-10 — 100 ft. 5 units pernet 10 units per — 600 sq.ft. [8] acre [7] net acre [6]
RM-20 100 ft. 10 units pernet 20 units per — 600 sq.ft. [8] acre [7] net acre [6][9]
RM-30 — 100 ft. 15 units pernet 30 units per — 600 sq.ft. [8] acre [7] net acre [6][9]
RM-40 — 100 ft. 20 units pernet 40 units per = 500 sq.ft. [81 acre 171 net acre[6][91
Notes:
[1] New parcels adjacent to major or secondary highways,freeways,drainage channels,or railroad rights-of-way shall require an additional 10 feet in width,plus additional width required for corner parcels as noted. [2] The calculation of floor area applies to main dwelling(s), not inclusive of accessory buildings or garages. [3] Corner parcels shall require an additional 10 feet in width. [4] Corner parcels shall require an additional 5 feet in width. [5] Corner parcels shall require an additional 15 feet in width. [6] Not including City and state density bonuses.
[7] Applicable to multi-family uses of three or more units;for duplexes, a minimum of 1 unit per 7,500 square feet shall be required.
[8] Multi-family units with two or more bedrooms shall have an additional 200 square feet per additional bedroom.
/41
Permits).
City of Upland,CA
§ 17.04.030 § 17.04.040
B. Structure Setbacks and Height. Table 17.04-3 (Setback and Height Standards for Residential Zones) identifies structure setback and height standards that apply in residential zones.
TABLE 17.04-3 SETBACK AND HEIGHT STANDARDS FOR RESIDENTIAL ZONES [ll Develop- Zone Applicable
ment Standard RS-20 RS-15 RS-10 RS-7.5 RS-4 MH RM-10 RM-20 RM-30 RM-40 Standards Primary Structure Setbacks(min.) [2][3] Section
17.10.060
Front 40 ft. 30 ft. 25 ft. 25 ft. 20 ft. 25 ft. 20 ft. 20 ft. 20 ft. 20 ft.
Side 10 ft. 10 ft. 5 ft. [4] 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 5 ft.
Rear 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 5 ft. 15 ft. 15 ft. 15 ft. 15 ft.
Primary Structure 35 ft. 35 ft. 35 ft. 35 ft. 35 ft. 16 ft. 40 ft. 40 ft. 40 ft. 50 ft. Section Height (max.) [5] [5] _L51 17.10.050 Notes:
[1] Not including City and state density bonuses.
[2] For lots that abut Euclid Avenue,see Section 17.09.030 (Scenic Corridor Overlay Zone)for special setback requirements.
[3] Setbacks for permitted Community uses shall have front yards consistent with the corresponding zone,and interior side and rear yards of at least 20 feet.
[4] One side yard must be 10 feet minimum unless alley access is provided. [5] Consideration of greater height only by CUP.
C. Separation Between Buildings in Multi-Family Residential Zones. Residential buildings shall be separated by a minimum of fifteen feet. The distance shall be increased by five feet for every story exceeding three.
§ 17.04.040. Landscaping and Outdoor Living Space.
A. All Residential Zones.
1. Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping), as applicable, unless otherwise allowed by this section.
2. Game Area Enclosures. Tennis courts or other game areas shall be located in a side or rear yard, and shall be set back at least 5 feet from the property line and enclosed with a fence. Fences shall be a minimum of 10 feet and a maximum of 14 feet and comprised of wire mesh or steel mesh and capable of emitting at least 90 percent of light as measured on a reputable light meter. Lighting shall be timer controlled and only used between 6 AM and 10 PM. Each court shall provide a maximum of 8 lights that do not exceed 22 feet in height and are located no closer than 10 feet to a side or rear property line. Lighting shall be shielded and directed downward to avoid intrusion onto adjacent properties.
City of Upland,CA
§ 17.04.040 § 17.04.040
3. Mechanical Equipment Screening. Mechanical equipment such as air conditioners, meters, and pool and spa equipment shall be screened from public view. Screening shall consist of landscaping, architecturally compatible screens, or other features as determined acceptable by the review authority.
B. Single-family Residential Zones. All required front and street-side setback areas shall be landscaped, except for those areas occupied by driveways providing access to garages and by walkways providing access to a residence. No more than 40 percent of a front or side yard shall be dedicated to driveways, walkways or hardscape.
C. Multi-family Residential Zones. These provisions apply to new or remodeled multi-family projects (50 percent or more of building area remodeled).
1. Landscaped Area. All areas not covered by buildings shall be landscaped, except for those areas occupied by driveways providing access to garages and by walkways providing access to a residence. No more than 40 percent of a front or side yard shall be dedicated to driveways, walkways or hardscape.
2. Private Outdoor Living Space. Private open space shall be provided at a ratio of 100 square feet per dwelling unit, with a minimum dimension of 8 feet on any side and a configuration that would accommodate a rectangle of at least 100 square feet.
3. Common Outdoor Living Space. Common open space shall be provided at a ratio of250 square feet per dwelling unit. Common open space shall be at least 25 feet clear on any side.
a. Portions of setbacks (excluding the front yard setback)that are contiguous with and an integral part o1 the outdoor living space may be included in calculating the area and minimum dimensions of such space. Driveways and parking areas shall not be included in calculations of outdoor living space.
b. The review authority may permit the common open space to be decreased or eliminated as long as there is an equal increase in private open space or open space on site for public use that results in the same total open space square footage as otherwise required.
c. Multifamily residential developments exceeding 30 du/ac may reduce common open space by 50 percent. Private open space may not be reduced.
4. Recreation Facilities. Multifamily residential developments shall be provided with the minimum number of major and minor recreation facilities, based on the number of units in the project, as provided in Table 17.04-4:
TABLE 17.04-4 MINIMUM COMMON RECREATION FACILITIES FOR MULTIPLE-FAMILY
DEVELOPMENTS
Fewer
Type than 10 10-25 26-100 101-150 151-200 201-250 251-300 301+ Major 0 1 1 1 2 2 3 One/100 Facilities dwellings
1Vlinor 1 0 1 2 2 3 3 One/100 Facilities dwellings l
City of Upland,CA
§ 17.04.040 § 17.04.050
a. Major Recreation Facilities. A major recreation facility is intended to be a significant recreation node or focal point for residents, and include recreation buildings, swimming pools, tennis courts, basketball courts, child care facilities and other such amenities requiring significant investment and appropriate to serve project residents, as deteininied by the City.
b. Minor Recreation Facilities. A minor recreation facility is intended to augment the variety and availability of recreation facilities, and include children's play areas, spas or saunas, picnic and barbecue areas, volleyball courts and other such amenities requiring significant investment and appropriate to serve project residents, as determined by the City.
c. Two minor recreational facilities may qualify as one major recreation facility. § 17.04.050. Residential Design Guidelines.
In addition to the development standards contained in Section 17.04.030 (Development Standards for Residential Zones), design guidelines are presented here to provide an added level of definition for the intended development character within single-family and multi-family developments. The design guidelines are intended to establish general criteria for achieving a high quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments within the residential zones. The design guidelines are intended to assist project applicants during the project design phase and City staff and decision makers in the review and approval process.
A. Neighborhood Context.
1. New residential subdivisions should continue the existing street pattern in the area (ie., grid, curvilinear, etc.).
2. The location of site uses should be coordinated with adjoining properties to avoid creating nuisances such as noise, light intrusion, invasion of privacy, and traffic, particularly when a development is adjacent to sensitive uses such as a residential development.
3. Buildings should be compatible with the height, massing, setback, and design character of surrounding uses. New development should contribute to the visual quality and cohesiveness of its setting.
4. New development should not create unattractive views from neighboring uses by orienting blank building walls toward neighbors. Any visible building walls should incorporate architectural elements to create visual interest.
B. Site Design.
1. Enhanced landscaping should be provided within the setback between the property line and the building façade, pursuant to Chapter 17.12 (Landscaping).
2. Front yard setbacks should be varied from unit to unit to avoid long repetitious development patterns. As a rule, these setback variations should be at least 3 feet to be
City of Upland,CA
§ 17.04.050 § 17.04.050
effective.
3. Main facades with entrance doors and windows should front the primary street. In general, gates should not be installed at the main entrances to a new development.
4. In multi-family developments, parking should be provided at the rear of the building and accessed by alleys. This will create a continuous residential street frontage that is pleasant to walk along. If parking is provided at the side of the building, it should include a "street edge" of landscaping, walls or trellises.
C. Building Design.
1. New buildings shall be of high architectural design and construction quality, including a high degree of articulation for visual interest, and attention to detail in both design and construction within the context of a building's location.
2. Building massing should be varied by employing a variety of techniques, such as recessed porches, bay windows, dormers, and varying planes or setbacks.
3. As appropriate to the style of the building, the roof forms should be varied. Roof forms to be employed include: hipped roofs, gabled roofs, varying roof pitches, side-to-side gables, front-to-back gables or various combinations.
4. Design that minimizes views of garages is encouraged and should utilize side and rear entry garages as well as detached garages.
5. The design of single-family homes should avoid large box-like structures by employing a variety of techniques, such as recessed porches, bay windows, dormers, and varying planes or setbacks.
6. New single-family housing in established neighborhoods shall be designed to be compatble in scale with other homes in the immediate neighborhood.
7. Additions to existing single-family homes shall be developed in the same style.
8. The massing of larger residential buildings should be broken down to give individuality to units. Building massing should be legible as individual residences or small groups of units and called out using one or more of the following methods:
a. Separate building volumes
b. Window bays or balconies
c. Porches or entrance vestibules
d. Individual roof volumes or other roof articulations
9. Architectural details commonly used in the design and construction of single-family homes, such as porches, balconies, bays, and dormers, should be employed in the design of multi-family projects.
D. Architectural Style.
City of Upland,CA
§ 17.04.050 § 17.04.050
1. Building design should not be limited to any particular style. However, it should generally be compatible with surrounding residential development. The authentic implementation of appropriate established architectural styles is encouraged.
2. The design of new buildings adjacent to historic buildings should be compatble with the form and massing of the historic structure, including height, setback, massing, roof form, and architectural style.
3. Building elevations on individual units within a mulltiple-family residential development should have varied design elements within a unified design theme.
E. Private and Common Outdoor Living Space.
1. Private open space should be immediately accessible from a kitchen, dining room, family room, master bedroom, or living room within the unit. Where it abuts shared or public open space, private open space should be separated by a railing, fence, wall, or landscaping. These elements should not be more than 4 feet in height.
2. Outdoor living space for the shared use of residents should include shared lawns, courtyards, community gardens, roof gardens, pools, and/or play areas. Shared spaces should be accessble to all residents, provide seating areas (with places for residents in wheel chairs), be appropriately lighted, and be designed to encourage social activity.
Shared space should be relatively flat and usable.
3. For larger multi-family residential projects, open space may be provided that is privately owned but accessible to the public. When included, such public space should be provided in locations where high levels of pedestrian and/or community activity can be expected.
Publicly accessble open space may include plazas, pocket parks, paseos, and "living streets."
a. Plazas. Plazas should offer seating and other amenities along commercial streets, at transit stops, at prominent intersections, and in other urban locations. Plazas should provide appropriate lighting and use attractive paving and landscaping. b. Pocket Parks. Pocket parks should be provided within large projects in which children may live. They should be designed to serve surrounding residents and should generally provide a modest lawn, play equipment, trash receptacles, and seating.
c. Paseos. Paseos are midblock passages that reduce walking distances between destinations. Paseos (or a pedestrian path through some other form of publicly accessble open space) should be used to provide a pedestrian connection across long blocks, which are generally blocks having a length exceeding 300 feet. Paseos should be well lit and lined by windows and accompanied by seating, public art, or other amenities.
d. Living Streets. Living streets are publically accessible thoroughfares that create more active, engaging social areas by enhancing the pedestrian realm. When developed along the frontage of a property, they can offset the shared open space requirement for new multi-family projects. Living streets should meet the criteria
City of Upland,CA
§ 17.04.050 § 17.04.050
below.
• The enhanced pedestrian areas of living streets should be a minimum width of 15 feet or 30 percent of the total width of the right-of-way, whichever is greater. • Living streets should have enhanced pedestrian areas that are a minimum length of 100 feet. Road intersections should not bisect this distance, driveways should be avoided along living streets, and a living street should extend a minimum distance of 60 feet without a bisecting driveway.
• The enhanced pedestrian areas of living streets should be clearly separated into four separate zones with the specific minimum widths indicated below:
- Edge Zone—the area between the face of the curb and the furnishing zone (minimum 1.5 feet)
- Furnishing Zone—the area that provides a buffer from the street for pedestrians (minimum five feet)
- Throughway Zone—the walking area (minimum six feet) - Frontage Zone—area between throughway and building or front property line (minimum 2.5 feet)
• Living streets should use special and coordinated paving, lighting, landscaping, and signs.
• The furnishing zone should be decorated with trees and landscaping and amenities such as swales and water features, public art, benches and tables, water fountains, and bike racks.
• The sidewalk and other improvements should be connected and coordinated with improvements on adjacent properties to provide a continuous pedestrian experience.
• On-street parking should be provided between the edge zone and the travel lanes.
City of Upland,CA
CHAPTER 17.05
MIXED-USE ZONES
§ 17.05.010. Purpose of the Mixed-Use Zones.
A. Mixed-Use Zones. 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.
Additional purposes of each Mixed-Use zone:
B. Commercial/Residential Mixed-Use (C/R-MU). 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 residential developments. The preference for land uses consist 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 will provide opportunities for a mix of medium-to large-scale integrated mixed-use developments while ensuring a sensitive scaled transition to adjacent buildings and uses. The C/R-MU zone implements the Commercial/Residential Mixed-Use (C/R-MU) land use designation in the General Plan.
C. Business/Residential Mixed-Use (B/R-MU).The B/R-MU Zone is intended for areas in which business and/or light industrial uses are compatible with multi-family, single-family, or live/work units. The B/R-MU Zone provides an environment where residents can enjoy the convenience of living and working on the same site or in close proximity. The preference for land uses consist of integrated (i.e., horizontal) mixed uses that are well designed, create an attractive street front, and provide adequate buffering and transitions between residential and non-residential land uses. Supported uses include light manufacturing, assembly, processing, office, and multi-family and single-family residential uses. The maximum Downloaded from https://ecode360.com/UP5026 on 2024-10-17
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§ 17.05.010 § 17.05.020
permitted non-residential FAR is 0.5 with a maximum permitted residential density of 30 dwelling units per net acre, exclusive of City and state density bonuses. This zone will provide opportunities for preservation of small- to medium-scale development and an authentic mix of building typologies and uses. The B/R-MU zone implements the Business/ Residential Mixed-Use (B/R-MU) land use designation in the General Plan.
D. Commercial/Office Mixed-Use(C/O-MU).The C/O-MU Zone is intended to accommodate multiple story office buildings along Foothill Boulevard near San Antonio Hospital and along Mountain Avenue near the I-10 Freeway to support regional employment opportunities. This zone is intended to facilitate the transformation of underutilized and auto- oriented sections of boulevards into vibrant, attractive, and pedestrian-friendly mixed-use employment centers that step down in height and mass to adjacent residential neighborhoods. The preference for land uses consist of vertical mixed-use developments. Allowable ground floor uses include local-serving retail uses, service oriented commercial uses, and some small-scale office uses that generate customer traffic. Office uses are the predominant use above the first floor. The maximum permitted non-residential FAR is 1.5, exclusive of City and state density bonuses.
The C/O-MU zone implements the Commercial/Office Mixed-Use (C/O-MU) land use designation in the General Plan.
E. Commercial/Industrial Mixed-Use (C/I-MU). The C/I-MU Zone is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of businesses in the City and maximize the potential for job generation. This zone is situated at an important gateway into the City at the west end of Foothill Boulevard and along portions of Central and Benson avenues. Development in this zone is expected to be of high quality design and address the street front with attractive building façades and pedestrian-friendly sidewalks, trees, and landscaping to facilitate the transformation of this area into an attractive and welcoming gateway into Upland. Uses supported under this category include commercial and industrial,as well as limited residential in the form of live/work developments, subject to a conditional use permit process. The maximum permitted non-residential FAR is 1.0, exclusive of City and state density bonuses.
The C/I-MU zone implements the Commercial/Industrial Mixed-Use (C/I- MU) land use designation in the General Plan.
§ 17.05.020. Land Use Regulations for Mixed-Use Zones.
A. Permitted Land Uses. Table 17.05-1 (Permitted Land Uses in the Mixed-Use Zones) identifies land uses permitted in the mixed-use zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU CA-MU Applicable Regulations Residential Land Uses j
Accessory Dwelling Unit — P — — Ch. 17.37 Accessory Structures,Non-Habitable[1] P — Ch. 17.19 Animal Keeping for Non-Commercial Purposes See Title 6 of the Upland Municipal Code Boarding House — — —
Condominiums P P — P [9]
Duplex Home — P — —
Emergency Shelters CUP CUP CUP CUP
Family Day Care
Small(8 or fewer) CUP CUP — —
Large(9 to 14) CUP CUP
Guest House — P[2] — — Ch. 17.19 Home Occupations Ch. 17.25,Ch. 17.27 Minor P P
Major AUP AUP — —
Live/Work Units
Commercial Live-Work P P P P Ch. 17.28 Industrial Live-Work — P — P Ch. 17.28 Mobile Home/Manufactured Home — — — — Ch. 17.30 Multi-family Residential(Apartments)(3 or more attached) P P — P [9] Residential Care Facilities Ch. 17.36 Small(6 or fewer) — — —
Large(7 or more) CUP CUP
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations Rest Home CUP CUP CUP CUP
Senior Citizen Housing AUP AUP CUP CUP Ch. 17.38 Skilled Nursing Facilities CUP CUP CUP Single-Family Dwelling — P Single-Room Occupancy Units CUP — CUP CUP Supportive and Transitional Housing
Small(6 or fewer) CUP CUP
Large(7 or more) CUP CUP
Community Uses
Airport or Aircraft Land Field — — — — Cemeteries
Child Care/Day Care Centers CUP CUP CUP Community Assembly
Community Center,operated by governmental agency, AUP AUP AUP AUP Ch. 17.24 philanthropic organization, or private agency
Community Gardens
Cultural and Religious Facilities and Institutions(assembly) AUP AUP AUP AUP Ch. 17.24 Correctional Institutions and Facilities — — — CUP Cultural and Religious Facilities and Institutions(non-assembly) AUP AUP AUP AUP Equestrian Establishments
Funeral Homes/Mortuaries — — — CUP Golf Courses and Country Clubs
Hospital CUP CUP CUP CUP
Libraries P P P P
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations Office,Governmental P P P P Parks and Playgrounds,operated by governmental agency, P P P P philanthropic organization,or private agency
Post-secondary Educational Institution or Trade Schools AUP AUP AUP AUP Private Educational Institutions(K-12) AUP AUP AUP Public Safety Facilities P P P P Commercial Uses
Adult Businesses CUP Ch. 17.20
Alcohol Sales,off-site CUP CUP CUP CUP Ch. 17.21 Alcohol Sales,on-site as part of a restaurant CUP CUP CUP CUP Ch. 17.21 Alcohol Sales,on-site as part of a bar or entertainment use(other CUP CUP CUP CUP Ch. 17.21 than a restaurant)
Animal Care, Sales,and Services
Non-boarding/Boarding Indoor P P P P Boarding Outdoor AUP AUP AUP AUP
Animal Hospitals and Veterinary Services P P P P Art Gallery(non assembly) P P P P AutomobileNehicle Sales and Services Ch. 17.22 Automobile Repair AUP AUP AUP AUP Ch. 17.22 Automobile Rental AUP AUP AUP AUP
Automobile Service Station AUP AUP AUP AUP Automobile Storage/Towing and Impound AUP — Automobile/Vehicle Sales and Leasing, Used
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations II
Automobile/Vehicle Washing AUP AUP AUP AUP Auto Accessory/Equipment Installations AUP AUP AUP AUP Smog Check Testing AUP AUP AUP AUP
Banks and Financial Institutions
ATM P P P P
ATM—drive through AUP AUP AUP AUP
ATM—walk up P P P P
Banks and Credit Unions P P P P Check Cashing Businesses P P P P Bicycle Rental, Sales,and Repair P P P P Cottage Food Operations P P Ch. 17.25 Dry Cleaners
Drop-Off Only P P P P Processing — — — —
Eating and Drinking Establishments
Bars/Nightclubs/Lounges CUP CUP CUP CUP
Restaurants,Full-Service,Limited-Service, Take-Out P P P P Restaurants, with Drive-Through Facilities CUP CUP CUP CUP Restaurants, with Live Entertainment/Dancing CUP CUP CUP CUP With Outdoor Dining and Seating AUP AUP AUP AUP Ch. 17.32 Beer, Wine and Liquor for Sale CUP CUP CUP CUP Fire Arms Clubs and Establishments — — CUP CUP Food and Beverage Sales
Bakery P P P P
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not AllowedMilhC/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations Catering Businesses P P P P
General Market/Convenience Store/Specialty Store(less than P[4] P [4] P [4] P [4] 10,000 sq.ft.)
Mobile Food Vendor AUP AUP AUP AUP Ch. 17.33 Supermarket(10,000 sq.ft or more) P P P P Health/Fitness Facility
Dance Studios,Pilates Studio, Yoga Studio,Martial Arts Studio AUP AUP AUP AUP Gymnasiums,Health Clubs, and Similar Uses AUP AUP AUP AUP Lodging
Bed and Breakfast CUP CUP — — Ch. 17.23 Hotels and Motels CUP CUP CUP CUP
Marijuana-Related Use and Activity — — — — Massage Therapy CUP CUP CUP CUP Ch. 17.29 Movie Theater AUP AUP AUP AUP
Nursery(wholesale,retail) — — P P Outdoor Storage and Display[5] P P P P Ch. 17.16 Pawning AUP AUP AUP Personal Services(excluding massage) P P P P Psychics
Public Storage CUP CUP
Recreational Vehicle Storage and Parking — CUP CUP Ch. 17.34 Recycling Facilities Ch. 17.35
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regut tions Large Collection Facilities CUP CUP CUP CUP Processing Facility
Unattended Collection Containers P P Ch. 17.35.1 Retail Stores,General Merchandise P P P P Secondhand Goods Store P P P P Smoke Shops[6] CUP CUP CUP CUP Ch. 17.42.5 Smoke Lounge/E-Vape/Hookah Lounge[7] CUP CUP CUP CUP Swap Meets and Flea Markets
Tattoo Parlors CUP CUP — CUP
Temporary,Seasonal,and Special Events [8] P P P P Ch. 17.41 Warehousing P — P P
Office/Professional Uses
Business Support Services P P P P Medical or Dental Laboratory P P P P Medical or Dental Office P P P P Office P IT P P P
Urgent Care Facility P P P P Mixed-Use
Mixed-Use AUP AUP AUP AUP
IndustrialAgricultural/Natural Resource Uses
Animal Grazing — — — —
Beekeeping — — 111. 7M.M
— —
Crop Cultivation(greater than 1 acre) — — — — Industrial
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
Use Not Allowed I C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regulations Light Industrial — P — P
Heavy Industrial
Surface Mining and Reclamation/Processing;Development of Ch. 17.39 Natural Resources
Telecommunication and Utilities Uses I Utilities,Major AUP AUP AUP AUP
Utilities,Minor AUP AUP AUP AUP
Wireless Telecommunication Facilities Refer to Ch. 17.40 Other Uses
Parking, Structured CUP CUP CUP CUP7
Parking,Surface CUP CUP CUP CUP
Notes: ......
7 [1] Metal shipping containers designed to carry freight are prohibited. [2] Guest houses shall only be permitted when a single-family dwelling is the primary use on the lot. [3] Used vehicle sales are permitted on up to 20 percent of the sales space of a vehicle sales and leasing business. [4] Markets may not be located less than 1,000 feet from another market. [5] See Chapter 17.16(Property Maintenance and Use)for applicable screening and location standards for outdoor storage. [6] See Chapter 17.42.5 (Smoke Shops).
[7] Not permitted as part of a food establishment,unless conducted outside. [8] Only temporary off-site construction yards,mobile home residences,and work trailers are permitted pursuant to Chapter 17.41 (Temporary Use Permits and Film Permits). [9] Administrative telecommunication facilities are prohibited on sites occupied by a residential use. [10] Residential uses shall only be permitted within mixed-use and live/work developments,where each building on site meets the minimum floor area ratio requirement as specified in Section 17.05.030.
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§ 17.05.020 § 17.05.030
B. Ground Floor Commercial in the C/R-MU Zone.
1. Multifamily residential projects in the C/R-MU zone abutting Foothill Boulevard, Mountain Avenue, or Euclid Avenue must incorporate ground floor commercial uses along the site's primary street frontage. The minimum area of required ground floor commercial uses is 10,000 square feet or 10 percent of the total project floor area, whichever is greater.
2. The Planning Commission may waive or accept a modification to the requirement of paragraph 1 above with the approval of a Conditional Use Permit. To approve the Conditional Use Permit, the Planning Commission must find that:
a. A single-use project is necessary given unique characteristics present on the site. b. A reduced commercial footprint will meet the City's intent to contribute to the vitality of the area as a mixed use corridor consistent with the General Plan, Zoning Code, and any adopted specific or area plan.
C. Live-Work. Live-work uses shall comply with the following conditions:
1. A market study may be required of the applicant by the Development Services Director to demonstrate that the non-residential and residential components are economically viable uses at the proposed densities and locations proposed.
2. The residential density on the site complies with land use regulations established in the Cable Airport Land Use Compatibility Plan.
3. Parcels that abut the intersections of Central Avenue/11th Street, Monte Vista Avenue/ Foothill Boulevard, and Benson Avenue/11th Street, may be required to incorporate a commercial component at the immediate intersection, at the discretion of the Development Services Director.
4. All other conditions specified in Chapter 17.28 (Live/Work Units) of the Zoning Code. (Ord. 1910 § 2, 2016; Ord. 1931 § 11, 2018; Ord. 1944 § 3, 2020; Ord. 1948 § 7, 2021; Ord. 1970 § 4, 2022)
§ 17.05.030. Development Standards for Mixed-Use Zones.
A. Parcel Size and Density. Table 17.05-2 (Parcel Size, Residential Density, and Intensity Standards for Mixed Use Zones) identifies the parcel size, residential density, and intensity standards that apply in mixed-use zones.
B. Structure Setbacks and Height. Table 17.05-3 (Setback and Height Standards for Mixed- Use Zones) identifies structure setback and height standards that apply in mixed-use zones.
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TABLE 17.05-2 PARCEL SIZE, RESIDENTIAL DENSITY, AND INTENSITY STANDARDS FOR MIXED-USE ZONES Non-
Residential Non-
Residential Residential Floor Area Residential
Parcel Area Parcel Width Density(min.) Density(max.) Ratio(max.) Floor Area (min.) [1] (min.) [2] [3] [4][5] Lot Coverage [6] Ratio(min.) [6] C/R MU 20,000 sq. ft. 100 ft. 15 units per acre 20 units per acre - 1.0 [7] [10]
B/R MU 4,000 sq. ft. 100 ft. 10 units per acre 30 units per acre 45% [8] 0.5 [10]
C/O MU 20,000 sq. ft. 100 ft. 10 units per acre 20 units per acre - 1.5 0.75 [10]
C/I MU 20,000 sq. ft. 100 ft. 15 units per acre 20 units per acre - 1.0 0.25 [9] [9] [10]
Notes
[1] Applies only to the creation of new parcels through the subdivision process. [2] All parcels adjacent to major or secondary highways, freeways, drainage channels, or railroad rights-of-way shall require an additional 10 feet.
[3] Applicable to multifamily uses.
[4] Not including applicable City and state density bonuses. For mixed-use incentives, see Chapters 17.17(Density Bonus Program) and Chapter
17.18 (Community Benefit Program).
[5] Multifamily units shall provide a minimum of 700 square feet for a studio or one-bedroom unit, plus an additional 200 square feet for each additional room over one bedroom
[6] Floor Area Ratio is defined and illustrated in Section 17.10.080 (Determining Floor Area Ratio). The calculation of floor area ratio excludes floor area occupied by residential uses, but includes the "work space" component of a live/work unit. [7] Multifamily residential projects in the C/R-MU zone abutting Foothill Boulevard, Mountain Avenue, or Euclid Avenue must incorporate ground floor commercial uses along the site's primary street frontage. The minimum area of required ground floor commercial uses is 10,000 square feet or 10 percent of the total project floor area, whichever is greater.
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[8] Applies only to single-family uses.
[9] Applies only to the residential uses allowed in the C/I-MU zone; residential uses shall only be peintitted as part of a live/work or mixed-use development, where each building on site meets the minimum floor area ratio requirement.
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§ 17.05.030 § 17.05.040
TABLE 17.05-3 SETBACK AND HEIGHT STANDARDS FOR MIXED-USE ZONES [1] Development Zone Applicable
Standard C/R MU B/R MU C/O MU C/I MU Standards Setbacks [2][3][4] Section 17.10.040
Front [5] 5 ft. 5 ft. 5 ft. [6] 5 ft. (General Rules of Measurement)
Side 5 ft. 5 ft. 5 ft. 5 ft.
Rear 10 ft. 10 ft. 10 ft. 10 ft.
Structure Height 40 ft. 40 ft. 40 ft. 40 ft. (max.) [7]
Notes:
[1] Not including City and state density bonuses. For mixed-use incentives, see Chapters 17.17 (Density Bonus Program) and Chapter 17.18 (Community Benefit Program). [2] For lots that abut Euclid Avenue, see Section 17.09.030 (Scenic Corridor Overlay Zone) for special setback requirements.
[3] Structures adjacent to major or secondary highways, freeways, drainage channels, or railroad rights-of-way shall require an additional 10-foot setback (except for residential projects within the Transit Overlay Zone).
[4] Buildings on corner lots in mixed-use zones shall provide for adequate and safe sight distance for vehicles at adjacent intersections as approved by the Director of Public Works. [5] Residential uses fronting the street shall provide an additional 10-foot setback(except within the Transit Overlay Zone).
[6] Parcels on Mountain Avenue shall provide an additional 5-foot front yard setback, in addition to other setback requirements.
[7] Maximum 4 stories; consideration of greater height only by CUP. § 17.05.040. Landscaping and Outdoor Living Space.
These provisions shall only apply to the residential portion of a new or remodeled mixed-use project (50 percent or more of residential building area remodeled).
A. Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping).
B. Landscaped Area.
1. C/O MU Zone. The minimum landscaped area on a site within the C/O MU zone shall be 15 percent.
2. C/I MU Zone. The minimum landscaped area on a site within the C/I MU zone shall be 5 percent.
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§ 17.05.040 § 17.05.050
3. All Other Mixed-Use Zones. The minimum landscaped area on sites within all other mixed-use zones shall be 10 percent.
4. Setback Areas. In addition to the required landscaped area specified in paragraphs 1 through 3 above, all setback areas shall be landscaped, excluding areas required for access to the property and public or quasi-public open space areas such as courtyards and outdoor seating areas.
C. Outdoor Living Space. Residential developments shall meet total square footage of open space required below.
1. Private Outdoor Living Space. Private outdoor living space shall be provided at a ratio of 100 square feet per dwelling unit, with a minimum dimension of 8 feet on any side and a configuration that would accommodate a rectangle of at least 100 square feet.
2. Common Outdoor Living Space. Common outdoor living space shall be provided at a ratio of 250 square feet per dwelling unit. Common outdoor living space shall be at least 25 feet clear on any side.
a. Portions of setbacks (excluding the front yard setback)that are contiguous with and an integral part of the outdoor living space may be included in calculating the area and minimum dimensions of such space. Driveways and parking areas shall not be included in calculations of outdoor living space.
b. The review authority may permit the common outdoor living space to be decreased or eliminated as long as there is an equal increase in private open space or open space on site for public use that results in the same total open space square footage as otherwise required.
c. Common open space areas shall be required to include at least one major recreation facility, including, but not limited to, tot lot, swimming pool and spa, recreation building, tennis court, or similar facility as determined by the review authority.
3. Public Open Space. Private and common outdoor living space for mixed-use residential projects may be reduced by 50 percent if the project provides publicly accessible open space at a ratio of 100 square feet per unit.
§ 17.05.050. Mixed-Use Design Guidelines.
In addition to the development standards contained in Section 17.05.030 (Development Standards for Mixed-Use Zones), design guidelines are presented here to provide an added level of definition for the intended development character within mixed-use developments. The design guidelines are intended to establish general criteria for achieving a high quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments within the mixed-use zones. The design guidelines are intended to assist project applicants during the project design phase and City staff and decision makers in the review and approval process.
A. Horizontal Mixed-Use Development. Individual components of horizontally mixed-use developments (ie., residential, industrial, commercial, etc.) should refer to the design guidelines for each respective land use category contained in Sections 17.04.050 (Residential Downloaded from https://ecode360.com/UP5026 on 2024-10-1 i
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§ 17.05.050 § 17.05.050
Design Guidelines), 17.06.040 (Commercial Design Guidelines), and 17.07.050 (Industrial Design Guidelines) of the Zoning Ordinance. In addition, the following design guideline s should apply to all new development that proposes a mixture of residential and non- residential land uses that are adjacent to each other on the same parcel, in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.
1. Site Design.
a. The residential and commercial portions of a mixed use development within the C/ R-MU zone should be integrated and connected so that all uses appear as a single unified project.
b. Where residential uses are mixed with commercial or office uses on the same site in a horizontal configuration, the residential uses should be either at street level adjacent to the commercial or office uses, or behind the commercial or office component where there is a distinct separation of uses.
2. Parking.
a. Parking areas should not separate the adjacent land uses. b. Parking areas should be located on the periphery of projects with pedestrian connections to the projects.
c. Opportunities for shared use of parking facilities should be explored pursuant to Section 17.11.030 (On-Site Vehicle Parking Requirements). The peak parking demand times will differ for the various land uses. Residential guest parking in particular can take advantage of surplus parking space that the commercial areas will have during evening and overnight periods.
B. Vertical Mixed-Use Development. The following design guidelines apply to all new development that proposes a mixture of residential and non-residential land uses that implement a vertically mixed-use typology, such as multi-family residential or office uses above a retail use. These guidelines are in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.
1. Neighborhood Context.
a. The location of site uses should be coordinated with adjoining uses and properties to avoid creating nuisances such as noise, odor, light intrusion, and traffic impacts, particularly when development is adjacent to sensitive uses such as residential development.
b. Buildings should be compatible with the height, massing, setback, and design character of surrounding uses. New development should contribute to the visual quality and cohesiveness of its setting but need not imitate or mimic adjacent development.
c. Commercial development should not create unattractive views from neighboring uses by orienting blank building walls toward neighbors. Any visible building walls should incorporate architectural elements to create visual interest.
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§ 17.05.050 § 17.05.050
d. Non-residential uses may be permitted on any floor, but should not be mixed with residential uses on the same floor within the same building. e. Owners of adjoining properties are strongly encouraged to develop shared facilities such as driveways, parking areas, pedestrian plazas, and walkways.
2. Site Design.
a. The residential and commercial portions of a mixed use development should be integrated and connected so that all uses appear as a single unified project. b. In mixed-use centers, the development of a complex of buildings is preferable to a single large structure because the varied massing provides visual interest and human scale. Additionally, the spaces created between the various buildings provide opportunities for pedestrian plazas, courtyards and other outdoor gathering areas.
c. Buildings should be adjacent to the street at the front setback line or immediately behind a public or semi-public space, such as an outdoor seating area for a restaurant.
d. Except when development is clustered to preserve open space, the fronts of buildings should generally face outward, toward the primary street. e. Retail uses with entrance doors and windows should front onto the street at the ground-floor leveL
£ Buildings should be arranged to create well-defined areas for plazas, green spaces, and pedestrian facilities.
3. Transitional Height. Mixed-use projects within 25 feet of a single-family property line should not exceed 25 feet in height.
4. Building Design.
a. Vertically mixed-use buildings should be designed with commercial storefronts on the ground floor and residential or office uses above.
b. A ground-floor retail use should have a minimum floor-to-ceiling height of 14 feet. c. All facades should emphasize three-dimensional detailing such as cornices, window moldings, and reveals to cast shadows and create visual interest on the facade.
5. Corner Sites.
a. The street corners of corner sites should be developed with buildings, public plazas, or open space areas.
i. The building should include fenestration and provide an articulated street frontage that has a strong street corner presence.
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§ 17.05.050 § 17.05.050
ii. The building should either be sited on the corner property lines closest to the street or set back from the street corner to provide a prominent entry or public open space that provides direct internal access.
iii. Attractively landscaped areas may also be permitted where siting of a building or public open space at a corner is not feasible.
b. Surface parking should not be provided at the corners of corner sites. Required parking should be provided behind the building or public open space. c. Buildings on corners should include articulation of the building mass and special architectural features such as a tower element or a sign, which help to anchor the intersection.
6. Pedestrian Orientation.
a. Mixed-use areas should emphasize pedestrian orientation by utilizing features such as plazas, interior walkways, ornamental gates, trellises, lighting, plant materials, seating, fountains, and other similar elements.
b. Attractive well-marked pedestrian links between parking and buildings should be provided. The connections should be designed as safe, clearly marked, and attractive pedestrian walkways across traffic lanes, landscaped areas and parking lots.
c. All mixed-use buildings should be publicly accessible via a path or walkway from a public sidewalk.
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CHAPTER 17.05
MIXED-USE ZONES
§ 17.05.010. Purpose of the Mixed-Use Zones.
A. Mixed-Use Zones. 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.
Additional purposes of each Mixed-Use zone:
B. Commercial/Residential Mixed-Use (C/R-MU). 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 residential developments. The preference for land uses consist 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 will provide opportunities for a mix of medium-to large-scale integrated mixed-use developments while ensuring a sensitive scaled transition to adjacent buildings and uses. The C/R-MU zone implements the Commercial/Residential Mixed-Use (C/R-MU) land use designation in the General Plan.
C. Business/Residential Mixed-Use (B/R-MU).The B/R-MU Zone is intended for areas in which business and/or light industrial uses are compatible with multi-family, single-family, or live/work units. The B/R-MU Zone provides an environment where residents can enjoy the convenience of living and working on the same site or in close proximity. The preference for land uses consist of integrated (i.e., horizontal) mixed uses that are well designed, create an attractive street front, and provide adequate buffering and transitions between residential and non-residential land uses. Supported uses include light manufacturing, assembly, processing, office, and multi-family and single-family residential uses. The maximum Downloaded from https://ecode360.com/UP5026 on 2024-10-17
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§ 17.05.010 § 17.05.020
permitted non-residential FAR is 0.5 with a maximum permitted residential density of 30 dwelling units per net acre, exclusive of City and state density bonuses. This zone will provide opportunities for preservation of small- to medium-scale development and an authentic mix of building typologies and uses. The B/R-MU zone implements the Business/ Residential Mixed-Use (B/R-MU) land use designation in the General Plan.
D. Commercial/Office Mixed-Use(C/O-MU).The C/O-MU Zone is intended to accommodate multiple story office buildings along Foothill Boulevard near San Antonio Hospital and along Mountain Avenue near the I-10 Freeway to support regional employment opportunities. This zone is intended to facilitate the transformation of underutilized and auto- oriented sections of boulevards into vibrant, attractive, and pedestrian-friendly mixed-use employment centers that step down in height and mass to adjacent residential neighborhoods. The preference for land uses consist of vertical mixed-use developments. Allowable ground floor uses include local-serving retail uses, service oriented commercial uses, and some small-scale office uses that generate customer traffic. Office uses are the predominant use above the first floor. The maximum permitted non-residential FAR is 1.5, exclusive of City and state density bonuses.
The C/O-MU zone implements the Commercial/Office Mixed-Use (C/O-MU) land use designation in the General Plan.
E. Commercial/Industrial Mixed-Use (C/I-MU). The C/I-MU Zone is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of businesses in the City and maximize the potential for job generation. This zone is situated at an important gateway into the City at the west end of Foothill Boulevard and along portions of Central and Benson avenues. Development in this zone is expected to be of high quality design and address the street front with attractive building façades and pedestrian-friendly sidewalks, trees, and landscaping to facilitate the transformation of this area into an attractive and welcoming gateway into Upland. Uses supported under this category include commercial and industrial,as well as limited residential in the form of live/work developments, subject to a conditional use permit process. The maximum permitted non-residential FAR is 1.0, exclusive of City and state density bonuses.
The C/I-MU zone implements the Commercial/Industrial Mixed-Use (C/I- MU) land use designation in the General Plan.
§ 17.05.020. Land Use Regulations for Mixed-Use Zones.
A. Permitted Land Uses. Table 17.05-1 (Permitted Land Uses in the Mixed-Use Zones) identifies land uses permitted in the mixed-use zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU CA-MU Applicable Regulations Residential Land Uses j
Accessory Dwelling Unit — P — — Ch. 17.37 Accessory Structures,Non-Habitable[1] P — Ch. 17.19 Animal Keeping for Non-Commercial Purposes See Title 6 of the Upland Municipal Code Boarding House — — — —
Condominiums CUR P GUP P — CUP P[9] Duplex Home — P — —
Emergency Shelters CUP CUP CUP CUP
Family Day Care
Small(8 or fewer) CUP CUP — —
Large(9 to 14) CUP CUP
Guest House — P[2] — — Ch. 17.19 Home Occupations Ch. 17.25,Ch. 17.27 Minor P P
Major AUP AUP — —
Live/Work Units
Commercial Live-Work ALg P ALg P CUP P CUP P Ch. 17.28 Industrial Live-Work — CUP P — CUP P Ch. 17.28 Mobile Home/Manufactured Home — — — — Ch. 17.30 Multi-family Residential(Apartments)(3 or more attached) CUP P AUP P — CUR P[9] Residential Care Facilities Ch. 17.36 Small(6 or fewer) — — — —
Large(7 or more) CUP CUP
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations Rest Home CUP CUP CUP CUP
Senior Citizen Housing AUP AUP CUP CUP Ch. 17.38 Skilled Nursing Facilities CUP CUP CUP Single-Family Dwelling — P Single-Room Occupancy Units CUP — CUP CUP Supportive and Transitional Housing
Small(6 or fewer) CUP CUP
Large(7 or more) CUP CUP
Community Uses
Airport or Aircraft Land Field — — — — Cemeteries
Child Care/Day Care Centers CUP CUP CUP Community Assembly
Community Center,operated by governmental agency, AUP AUP AUP AUP Ch. 17.24 philanthropic organization, or private agency
Community Gardens
Cultural and Religious Facilities and Institutions(assembly) AUP AUP AUP AUP Ch. 17.24 Correctional Institutions and Facilities — — — CUP Cultural and Religious Facilities and Institutions(non-assembly) AUP AUP AUP AUP Equestrian Establishments
Funeral Homes/Mortuaries — — — CUP Golf Courses and Country Clubs
Hospital CUP CUP CUP CUP
Libraries P P P P
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations Office,Governmental P P P P Parks and Playgrounds,operated by governmental agency, P P P P philanthropic organization,or private agency
Post-secondary Educational Institution or Trade Schools AUP AUP AUP AUP Private Educational Institutions(K-12) AUP AUP AUP Public Safety Facilities P P P P Commercial Uses
Adult Businesses CUP Ch. 17.20
Alcohol Sales,off-site CUP CUP CUP CUP Ch. 17.21 Alcohol Sales,on-site as part of a restaurant CUP CUP CUP CUP Ch. 17.21 Alcohol Sales,on-site as part of a bar or entertainment use(other CUP CUP CUP CUP Ch. 17.21 than a restaurant)
Animal Care, Sales,and Services
Non-boarding/Boarding Indoor P P P P Boarding Outdoor AUP AUP AUP AUP
Animal Hospitals and Veterinary Services P P P P Art Gallery(non assembly) P P P P AutomobileNehicle Sales and Services Ch. 17.22 Automobile Repair AUP AUP AUP AUP Ch. 17.22 Automobile Rental AUP AUP AUP AUP
Automobile Service Station AUP AUP AUP AUP Automobile Storage/Towing and Impound AUP — Automobile/Vehicle Sales and Leasing, Used
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations II
Automobile/Vehicle Washing AUP AUP AUP AUP Auto Accessory/Equipment Installations AUP AUP AUP AUP Smog Check Testing AUP AUP AUP AUP
Banks and Financial Institutions
ATM P P P P
ATM—drive through AUP AUP AUP AUP
ATM—walk up P P P P
Banks and Credit Unions P P P P Check Cashing Businesses P P P P Bicycle Rental, Sales,and Repair P P P P Cottage Food Operations P P Ch. 17.25 Dry Cleaners
Drop-Off Only P P P P Processing — — — —
Eating and Drinking Establishments
Bars/Nightclubs/Lounges CUP CUP CUP CUP
Restaurants,Full-Service,Limited-Service, Take-Out P P P P Restaurants, with Drive-Through Facilities CUP CUP CUP CUP Restaurants, with Live Entertainment/Dancing CUP CUP CUP CUP With Outdoor Dining and Seating AUP AUP AUP AUP Ch. 17.32 Beer, Wine and Liquor for Sale CUP CUP CUP CUP Fire Arms Clubs and Establishments — — CUP CUP Food and Beverage Sales
Bakery P P P P
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not AllowedMilhC/R-MU B/R-MU C/O-MU C/I-MU Applicable Regu ations Catering Businesses P P P P
General Market/Convenience Store/Specialty Store(less than P[4] P [4] P [4] P [4] 10,000 sq.ft.)
Mobile Food Vendor AUP AUP AUP AUP Ch. 17.33 Supermarket(10,000 sq.ft or more) P P P P Health/Fitness Facility
Dance Studios,Pilates Studio, Yoga Studio,Martial Arts Studio AUP AUP AUP AUP Gymnasiums,Health Clubs, and Similar Uses AUP AUP AUP AUP Lodging
Bed and Breakfast CUP CUP — — Ch. 17.23 Hotels and Motels CUP CUP CUP CUP
Marijuana-Related Use and Activity — — — — Massage Therapy CUP CUP CUP CUP Ch. 17.29 Movie Theater AUP AUP AUP AUP
Nursery(wholesale,retail) — — P P Outdoor Storage and Display[5] P P P P Ch. 17.16 Pawning AUP AUP AUP Personal Services(excluding massage) P P P P Psychics
Public Storage CUP CUP
Recreational Vehicle Storage and Parking — CUP CUP Ch. 17.34 Recycling Facilities Ch. 17.35
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
— Use Not Allowed C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regut tions Large Collection Facilities CUP CUP CUP CUP Processing Facility
Unattended Collection Containers P P Ch. 17.35.1 Retail Stores,General Merchandise P P P P Secondhand Goods Store P P P P Smoke Shops[6] CUP CUP CUP CUP Ch. 17.42.5 Smoke Lounge/E-Vape/Hookah Lounge[7] CUP CUP CUP CUP Swap Meets and Flea Markets
Tattoo Parlors CUP CUP — CUP
Temporary,Seasonal,and Special Events [8] P P P P Ch. 17.41 Warehousing P — P P
Office/Professional Uses
Business Support Services P P P P Medical or Dental Laboratory P P P P Medical or Dental Office P P P P Office P IT P P P
Urgent Care Facility P P P P Mixed-Use
Mixed-Use AUP AUP AUP AUP
IndustrialAgricultural/Natural Resource Uses
Animal Grazing — — — —
Beekeeping — — 111. 7M.M
— —
Crop Cultivation(greater than 1 acre) — — — — Industrial
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TABLE 17.05-1 PERMITTED LAND USES IN THE MIXED-USE ZONES Key Mixed-Use Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
Use Not Allowed I C/R-MU B/R-MU C/O-MU C/I-MU Applicable Regulations Light Industrial — P — P
Heavy Industrial
Surface Mining and Reclamation/Processing;Development of Ch. 17.39 Natural Resources
Telecommunication and Utilities Uses I Utilities,Major AUP AUP AUP AUP
Utilities,Minor AUP AUP AUP AUP
Wireless Telecommunication Facilities Refer to Ch. 17.40 Other Uses
Parking, Structured CUP CUP CUP CUP7
Parking,Surface CUP CUP CUP CUP
Notes: ......
7 [1] Metal shipping containers designed to carry freight are prohibited. [2] Guest houses shall only be permitted when a single-family dwelling is the primary use on the lot. [3] Used vehicle sales are permitted on up to 20 percent of the sales space of a vehicle sales and leasing business. [4] Markets may not be located less than 1,000 feet from another market. [5] See Chapter 17.16(Property Maintenance and Use)for applicable screening and location standards for outdoor storage. [6] See Chapter 17.42.5 (Smoke Shops).
[7] Not permitted as part of a food establishment,unless conducted outside. [8] Only temporary off-site construction yards,mobile home residences,and work trailers are permitted pursuant to Chapter 17.41 (Temporary Use Permits and Film Permits). [9] Administrative telecommunication facilities are prohibited on sites occupied by a residential use. [10] Residential uses shall only be permitted within mixed-use and live/work developments,where each building on site meets the minimum floor area ratio requirement as specified in Section 17.05.030.
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§ 17.05.020 § 17.05.030
B. Ground Floor Commercial in the C/R-MU Zone.
1. Multifamily residential projects in the C/R-MU zone abutting Foothill Boulevard, Mountain Avenue, or Euclid Avenue must incorporate ground floor commercial uses along the site's primary street frontage. The minimum area of required ground floor commercial uses is 10,000 square feet or 10 percent of the total project floor area, whichever is greater.
2. The Planning Commission may waive or accept a modification to the requirement of paragraph 1 above with the approval of a Conditional Use Permit. To approve the Conditional Use Permit, the Planning Commission must find that:
a. A single-use project is necessary given unique characteristics present on the site. b. A reduced commercial footprint will meet the City's intent to contribute to the vitality of the area as a mixed use corridor consistent with the General Plan, Zoning Code, and any adopted specific or area plan.
C. Live-Work. Live-work uses shall comply with the following conditions:
1. A market study may be required of the applicant by the Development Services Director to demonstrate that the non-residential and residential components are economically viable uses at the proposed densities and locations proposed.
2. The residential density on the site complies with land use regulations established in the Cable Airport Land Use Compatibility Plan.
3. Parcels that abut the intersections of Central Avenue/11th Street, Monte Vista Avenue/ Foothill Boulevard, and Benson Avenue/11th Street, may be required to incorporate a commercial component at the immediate intersection, at the discretion of the Development Services Director.
4. All other conditions specified in Chapter 17.28 (Live/Work Units) of the Zoning Code. (Ord. 1910 § 2, 2016; Ord. 1931 § 11, 2018; Ord. 1944 § 3, 2020; Ord. 1948 § 7, 2021; Ord. 1970 § 4, 2022)
§ 17.05.030. Development Standards for Mixed-Use Zones.
A. Parcel Size and Density. Table 17.05-2 (Parcel Size, Residential Density, and Intensity Standards for Mixed Use Zones) identifies the parcel size, residential density, and intensity standards that apply in mixed-use zones.
B. Structure Setbacks and Height. Table 17.05-3 (Setback and Height Standards for Mixed- Use Zones) identifies structure setback and height standards that apply in mixed-use zones.
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TABLE 17.05-2 PARCEL SIZE, RESIDENTIAL DENSITY, AND INTENSITY STANDARDS FOR MIXED-USE ZONES Non-
Residential Non-
Residential Residential Floor Area Residential
Parcel Area Parcel Width Density(min.) Density(max.) Ratio(max.) Floor Area (min.) [1] (min.) [2] [3] [4][5] Lot Coverage [6] Ratio(min.) [6] C/R MU 20,000 sq. ft. 100 ft. 15 units per acre 20 units per acre - 1.0 [7] [10]
B/R MU 4,000 sq. ft. 100 ft. 10 units per acre 29 30 units per 45% [8] 0.5 acre [10]
C/O MU 20,000 sq. ft. 100 ft. 10 units per acre 20 units per acre - 1.5 0.75 [10]
C/I MU 20,000 sq. ft. 100 ft. 15 units per acre 20 units per acre - 1.0 0.25 [9] [9] [10]
Notes
[1] Applies only to the creation of new parcels through the subdivision process. [2] All parcels adjacent to major or secondary highways, freeways, drainage channels, or railroad rights-of-way shall require an additional 10 feet.
[3] Applicable to multifamily uses.
[4] Not including applicable City and state density bonuses. For mixed-use incentives, see Chapters 17.17(Density Bonus Program) and Chapter
17.18 (Community Benefit Program).
[5] Multifamily units shall provide a minimum of 700 square feet for a studio or one-bedroom unit, plus an additional 200 square feet for each additional room over one bedroom.
[6] Floor Area Ratio is defined and illustrated in Section 17.10.080 (Determining Floor Area Ratio). The calculation of floor area ratio excludes floor area occupied by residential uses, but includes the "work space" component of a live/work unit. [7] Multifamily residential projects in the C/R-MU zone abutting Foothill Boulevard, Mountain Avenue, or Euclid Avenue must incorporate ground floor commercial uses along the site's primary street frontage. The minimum area of required ground floor commercial uses is 10,000 square feet or 10 percent of the total project floor area, whichever is greater.
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[8] Applies only to single-family uses.
[9] Applies only to the residential uses allowed in the C/I-MU zone; residential uses shall only be permitted as part of a live/work or mixed-use development, where each building on site meets the minimum floor area ratio requirement. { } Any project over 15 units per acre shall require a CUP pursuant to Section 17.11.0'10(Conditional Use Permits).
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§ 17.05.030 § 17.05.040
TABLE 17.05-3 SETBACK AND HEIGHT STANDARDS FOR MIXED-USE ZONES [1] Development Zone Applicable
Standard C/R MU B/R MU C/O MU C/I MU Standards Setbacks [2][3][4] Section 17.10.040
Front [5] 5 ft. 5 ft. 5 ft. [6] 5 ft. (General Rules of Measurement)
Side 5 ft. 5 ft. 5 ft. 5 ft.
Rear 10 ft. 10 ft. 10 ft. 10 ft.
Structure Height 40 ft. 40 ft. 40 ft. 40 ft. (max.) [7]
Notes:
[1] Not including City and state density bonuses. For mixed-use incentives, see Chapters 17.17 (Density Bonus Program) and Chapter 17.18 (Community Benefit Program). [2] For lots that abut Euclid Avenue, see Section 17.09.030 (Scenic Corridor Overlay Zone) for special setback requirements.
[3] Structures adjacent to major or secondary highways, freeways, drainage channels, or railroad rights-of-way shall require an additional 10-foot setback (except for residential projects within the Transit Overlay Zone).
[4] Buildings on corner lots in mixed-use zones shall provide for adequate and safe sight distance for vehicles at adjacent intersections as approved by the Director of Public Works. [5] Residential uses fronting the street shall provide an additional 10-foot setback(except within the Transit Overlay Zone).
[6] Parcels on Mountain Avenue shall provide an additional 5-foot front yard setback, in addition to other setback requirements.
[7] Maximum 4 stories; consideration of greater height only by CUP. § 17.05.040. Landscaping and Outdoor Living Space.
These provisions shall only apply to the residential portion of a new or remodeled mixed-use project (50 percent or more of residential building area remodeled).
A. Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping).
B. Landscaped Area.
1. C/O MU Zone. The minimum landscaped area on a site within the C/O MU zone shall be 15 percent.
2. C/I MU Zone. The minimum landscaped area on a site within the C/I MU zone shall be 5 percent.
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§ 17.05.040 § 17.05.050
3. All Other Mixed-Use Zones. The minimum landscaped area on sites within all other mixed-use zones shall be 10 percent.
4. Setback Areas. In addition to the required landscaped area specified in paragraphs 1 through 3 above, all setback areas shall be landscaped, excluding areas required for access to the property and public or quasi-public open space areas such as courtyards and outdoor seating areas.
C. Outdoor Living Space. Residential developments shall meet total square footage of open space required below.
1. Private Outdoor Living Space. Private outdoor living space shall be provided at a ratio of 100 square feet per dwelling unit, with a minimum dimension of 8 feet on any side and a configuration that would accommodate a rectangle of at least 100 square feet.
2. Common Outdoor Living Space. Common outdoor living space shall be provided at a ratio of 250 square feet per dwelling unit. Common outdoor living space shall be at least 25 feet clear on any side.
a. Portions of setbacks (excluding the front yard setback)that are contiguous with and an integral part of the outdoor living space may be included in calculating the area and minimum dimensions of such space. Driveways and parking areas shall not be included in calculations of outdoor living space.
b. The review authority may permit the common outdoor living space to be decreased or eliminated as long as there is an equal increase in private open space or open space on site for public use that results in the same total open space square footage as otherwise required.
c. Common open space areas shall be required to include at least one major recreation facility, including, but not limited to, tot lot, swimming pool and spa, recreation building, tennis court, or similar facility as determined by the review authority.
3. Public Open Space. Private and common outdoor living space for mixed-use residential projects may be reduced by 50 percent if the project provides publicly accessible open space at a ratio of 100 square feet per unit.
§ 17.05.050. Mixed-Use Design Guidelines.
In addition to the development standards contained in Section 17.05.030 (Development Standards for Mixed-Use Zones), design guidelines are presented here to provide an added level of definitio n for the intended development character within mixed-use developments. The design guidelines are intended to establish general criteria for achieving a high quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments within the mixed-use zones. The design guidelines are intended to assist project applicants during the project design phase and City staff and decision makers in the review and approval process.
A. Horizontal Mixed-Use Development. Individual components of horizontally mixed-use developments (ie., residential, industrial, commercial, etc.) should refer to the design guidelines for each respective land use category contained in Sections 17.04.050 (Residential Downloaded from https://ecode360.com/UP5026 on 2024-10-1 i
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§ 17.05.050 § 17.05.050
Design Guidelines), 17.06.040 (Commercial Design Guidelines), and 17.07.050 (Industrial Design Guidelines) of the Zoning Ordinance. In addition, the following design guideline s should apply to all new development that proposes a mixture of residential and non- residential land uses that are adjacent to each other on the same parcel, in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.
1. Site Design.
a. The residential and commercial portions of a mixed use development within the C/ R-MU zone should be integrated and connected so that all uses appear as a single unified project.
b. Where residential uses are mixed with commercial or office uses on the same site in a horizontal configuration, the residential uses should be either at street level adjacent to the commercial or office uses, or behind the commercial or office component where there is a distinct separation of uses.
2. Parking.
a. Parking areas should not separate the adjacent land uses. b. Parking areas should be located on the periphery of projects with pedestrian connections to the projects.
c. Opportunities for shared use of parking facilities should be explored pursuant to Section 17.11.030 (On-Site Vehicle Parking Requirements). The peak parking demand times will differ for the various land uses. Residential guest parking in particular can take advantage of surplus parking space that the commercial areas will have during evening and overnight periods.
B. Vertical Mixed-Use Development. The following design guidelines apply to all new development that proposes a mixture of residential and non-residential land uses that implement a vertically mixed-use typology, such as multi-family residential or office uses above a retail use. These guidelines are in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.
1. Neighborhood Context.
a. The location of site uses should be coordinated with adjoining uses and properties to avoid creating nuisances such as noise, odor, light intrusion, and traffic impacts, particularly when development is adjacent to sensitive uses such as residential development.
b. Buildings should be compatible with the height, massing, setback, and design character of surrounding uses. New development should contribute to the visua 1 quality and cohesiveness of its setting but need not imitate or mimic adjacent development.
c. Commercial development should not create unattractive views from neighboring uses by orienting blank building walls toward neighbors. Any visible building walls should incorporate architectural elements to create visual interest.
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§ 17.05.050 § 17.05.050
d. Non-residential uses may be permitted on any floor, but should not be mixed with residential uses on the same floor within the same building. e. Owners of adjoining properties are strongly encouraged to develop shared facilities such as driveways, parking areas, pedestrian plazas, and walkways.
2. Site Design.
a. The residential and commercial portions of a mixed use development should be integrated and connected so that all uses appear as a single unified project. b. In mixed-use centers, the development of a complex of buildings is preferable to a single large structure because the varied massing provides visual interest and human scale. Additionally, the spaces created between the various buildings provide opportunities for pedestrian plazas, courtyards and other outdoor gathering areas.
c. Buildings should be adjacent to the street at the front setback line or immediately behind a public or semi-public space, such as an outdoor seating area for a restaurant.
d. Except when development is clustered to preserve open space, the fronts of buildings should generally face outward, toward the primary street. e. Retail uses with entrance doors and windows should front onto the street at the ground-floor leveL
£ Buildings should be arranged to create well defined areas for plazas, green spaces, and pedestrian facilities.
3. Transitional Height. Mixed-use projects within 25 feet of a single-family property line should not exceed 25 feet in height.
4. Building Design.
a. Vertically mixed-use buildings should be designed with commercial storefronts on the ground floor and residential or office uses above.
b. A ground-floor retail use should have a minimum floor-to-ceiling height of 14 feet. c. All facades should emphasize three-dimensional detailing such as cornices, window moldings, and reveals to cast shadows and create visual interest on the facade.
5. Corner Sites.
a. The street corners of corner sites should be developed with buildings, public plazas, or open space areas.
i. The building should include fenestration and provide an articulated street frontage that has a strong street corner presence.
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§ 17.05.050 § 17.05.050
ii. The building should either be sited on the corner property lines closest to the street or set back from the street corner to provide a prominent entry or public open space that provides direct internal access.
iii. Attractively landscaped areas may also be permitted where siting of a building or public open space at a corner is not feasible.
b. Surface parking should not be provided at the corners of corner sites. Required parking should be provided behind the building or public open space. c. Buildings on corners should include articulation of the building mass and special architectural features such as a tower element or a sign, which help to anchor the intersection.
6. Pedestrian Orientation.
a. Mixed-use areas should emphasize pedestrian orientation by utilizing features such as plazas, interior walkways, ornamental gates, trellises, lighting, plant materials, seating, fountains, and other similar elements.
b. Attractive well-marked pedestrian links between parking and buildings should be provided. The connections should be designed as safe, clearly marked, and attractive pedestrian walkways across traffic lanes, landscaped areas and parking lots.
c. All mixed-use buildings should be publicly accessible via a path or walkway from a public sidewalk.
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§ 17.09.030 § 17.09.030
CHAPTER 17.09
OVERLAY ZONES
§ 17.09.010. Purpose of Overlay Zones.
The purpose of the overlay zones is to establish standards and regulations that apply to specified areas of the City in addition to the requirements established by the underlying base zone.Whenever a requirement of an overlay zone conflicts with a requirement of the underlying base zone, the overlay zone requirement shall control.For overlay zones that implement an adopted specific plan, the standards and regulations from each specific plan shall apply.
Additional purposes of each overlay zone:
A. Airport Compatibility Overlay Zone. The Airport Compatibility (AC) overlay zone identifies areas in Upland where additional requirements apply pursuant to the Ontario and Cable Airport Land Use Compatibility Plans to ensure the compatibility of land uses and development in the vicinity of the Ontario and Cable Airports.
B. Scenic Corridor Overlay Zone. The Scenic Corridor (SC) overlay zone is intended to provide for and promote the orderly growth of Euclid Avenue as a corridor of distinctive scenic, cultural, and historical importance, while protecting, preserving, and enhancing its unique attributes as a valuable resource of the community. Development within the SC overlay zone is intended to feature high quality architectural design that is compatible in scale and character with other developments along the corridor in its vicinity, preserve historic resources, and maintain deep landscaped front yard setbacks that are prominent along the corridor.
C. Specific Plan Overlay Zone.The Specific Plan(SP)overlay zone identifies areas in the City that have specific land use designations and development standards. These specific plans include Historic Downtown Upland, the Colonies, College Park, Foothill Walk, Foothill Benson Terrace, Wyeth Cove,Upland Crossing, College Commerce Center, and Park View.
D. Transit Overlay Zone.The Transit Overlay zone(TO)is intended to allow for higher density residential development in areas of the City in close proximately to transit centers. The TO is specifically located within the south-west area of the city. The TO is intended to promote lot consolidation and new transit- oriented development as the area is within one-half mile of the Montclair Transit Center. § 17.09.020. Airport Compatibility Overlay Zone.
A. Applicability. The AC overlay zone applies to land within the Cable Airport and/or Ontario International Airport influence areas within the City of Upland as identified in the airport land use compatibility plans for each city. The influence areas encompass all lands on which the uses could be negatively affected by present or future aircraft operations at the Cable Airport and/or Ontario International Airport as well as lands on which the uses could negatively affect airport usage.
B. Land Use Regulations. All development projects and land use actions proposed within the AC overlay zone that are subject to compatibility review pursuant to the Cable Airport Land Use Compatibility Plan and/or Ontario International Airport Land Use Compatibility Plan shall comply with the compatibility criteria; noise, safety, airspace protection and overflight policies; and review process specified in the applicable plan.
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§ 17.09.030 § 17.09.030
§ 17.09.030. Scenic Corridor Overlay Zone.
A. Applicability. The SC overlay zone includes all lands within 250 feet of the centerline of Euclid Avenue within the City limits. The SC overlay zone may be combined with any base zone.
B. Land Use Regulations.Permitted or conditionally permitted uses in the SC overlay zone are the same as the base zone, subject to the requirements of this section.
1. Single-Family Dwellings. Notwithstanding any provisions of the underlying zone, single-family dwellings shall be permitted in the SC overlay zone, subject to compliance with the site development standards of the RS-4 single-family residential zone.
2. Expansion of Use of Residential Structures. The use,modification, and/or conversion of any single-family residential dwelling and/or its accessory structure(s) for a more intensive use (e.g., multiple-family dwelling, commercial or industrial use, etc.), shall not be permitted except as a conditional use, in accordance with all procedures and requirements for a conditional use permit, and only if the intended use is permitted or conditionally permitted within the underlying zone.
3. Expansion of Commercial or Industrial Uses. The use, modification, and/or conversion of any existing commercial or industrial building or structure for a more intensive purpose shall not be permitted except as may otherwise be authorized as a conditional use, in accordance with all procedures and requirements for a conditional use permit.
C. Residential Development Standards. Site development standards for residential uses in the SC overlay zone are the same as the base zone, with the following exceptions:
1. Sound Attenuation. All dwellings shall be attenuated so as to not exceed a maximum interior sound level of 45 CNEL.
2. Conversion of Existing Single-Family Structures for Multiple family Residential Purposes. Approval of a conditional use permit shall be required for any such conversion,pursuant to Part 5 (Land Use and Development Approval Procedures).
D. Non-Residential Development. The following additional standards shall apply for any new nonresidential development in the SC zone; provided, however, that any such additional standards may be waived by the review authority upon findings that such waiver(s)would not be detrimental to the intent and purpose of the SC zone.
1. Minimum lot width: 90 feet.
2. Minimum lot depth: 140 feet.
3. Maximum Lot Coverage. Not to exceed 50 percent by all buildings and structures.
4. Maximum Building Height. 35 feet.
5. Minimum Front Setback. An average of 25 feet, with no portion of any building(s) or structure(s) located closer than 15 feet from the front property line. Such area is to be fully landscaped excepting for walkways.
6. Minimum Side Setback for Buildings Not Exceeding 35 Feet in Height:
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§ 17.09.030 § 17.09.030
a. Adjacent to Any Residential Zone Boundary. An average of not less than 20 feet, with no portion of any building(s) located closer than 10 feet from the adjoining residential zone boundary.
b. Adjacent to Any Non-Residential Zone Boundary. An average of 10 feet, with no portion of any building(s) located closer than 5 feet from the adjoining nonresidential zoned property line.
7. Minimum Side Setback for Buildings Exceeding 35 Feet in Height. Setbacks shall be increased from the basic setback requirements proportional to the proposed increase in building height as determined appropriate by the city to protect light, air,ventilation and solar rights of adjoining properties.
8. Use of Side Yards. Side yards may be used for vehicle parking and/or loading purposes provided an average width of not less than 5 feet adjacent to the side property line is fully landscaped.
9. Minimum Rear Yard. Not less than an average of 15 feet, provided no portion of any building(s) shall be located within 10 feet of the rear property line. Such yard may be used for vehicle parking and/or loading purposes.
10. Vehicle Access Parking and Loading Requirements. There shall be no direct vehicular access either to or from any commercial, industrial, or multi-family developments onto the main traffic artery in the SC zone. All vehicular access between such developments and the main traffic artery shall be by intersecting streets. Further, notwithstanding the parking requirements of the underlying zone(s), the following parking standards shall apply:
a. For Lots of 10,000 Square Feet in Area or Less. One parking space for each 200 square feet of building gross floor area.
b. For Lots of More than 10,000 Square Feet in Area. One parking space for each 250 square feet of building gross floor area.
11. Sign Regulations. The sign regulations of that zone in which the property is located shall apply, as set forth in Chapter 17.15 (Signs), and including the following:
a. The proposed detached sign and placement thereof shall blend harmoniously with the building and its environs and shall enhance the streetscape. b. Off-site signs and/or billboards are prohibited.
E. Findings.To approve a conditional or administrative use permit for a proposed project within the SC overlay zone,the review authority shall make all of the following findings, in addition to the findings required by the associated application, as provided in Chapter 17.44 (Permit Review Procedures):
1. The architectural design of the proposed structures complements the scenic,cultural,and historical qualities of the site and surrounding areas along Euclid Avenue.
2. The proposed project is compatible in design, scale, and architectural character with Downloaded from https://ecode360.com/UP5026 on 2025-02-18
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§ 17.09.030 § 17.09.040
other developments along Euclid Avenue within its vicinity.
3. Landscaping associated with the proposed project complements the scenic qualities of the site and corridor.
§ 17.09.040. Specific Plan Overlay Zone.
Refer to the applicable specific plan document for land use regulations, development standards, and application review procedures associated with that specific plan. The city contains the following specific plan areas:
1. The Colonies (SPR-7)
2. Upland Hills Country Club (SPR-6)
3. Historic Downtown Upland(SPR-16)
4. College Park(SPR-9)
5. College Commerce Center(SPR-8)
6. Harvest at Upland(SPR-12)
7. Foothill Benson Terrace (SPR-11)
8. Foothill Walk(SPR-10)
9. Wyeth Cove (SPR-13)
10. Park View (SPR-14)
11. Enclave(SPR-15-01)
§ 17.09.050. Transit Overlay Zone. The following additional standards shall apply for any new residential development in the TO zone.
1. Density:
a. North of the Pacific Electric Trail: 30 du/ac maximum. b. South of the Pacific Electric Trail: 40 du/ac maximum.
2. Minimum Lot Size: To qualify for the maximum density of 40 du/ac,the project site must be a minimum of 1 Acre.
3. Setbacks: As provided in Table 17.05-3 Setback and Height Standards for Mixed-Use Zones.
4. Open space: Same as required within the underlying zone, except that Common Open Space may be reduced by 50% in total area for projects exceeding 20 du/ac.
5. Building height: 55-feet
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§ 17.09.030 § 17.09.040
6. Parking for multi-family residential uses within the TD zone:
Table 17.09-1 Parking Requirements for multi-family uses in the transit overlay zone Studio and One-Bedroom Units 1 per unit; plus 0.25 guest spaces per unit, uncovered. 2 or More Bedrooms 1.5 spaces per unit; plus 0.25 guest spaces per unit, uncovered.
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§ 17.09.030 § 17.09.030
CHAPTER 17.09
OVERLAY ZONES
§ 17.09.010. Purpose of Overlay Zones.
The purpose of the overlay zones is to establish standards and regulations that apply to specified areas of the City in addition to the requirements established by the underlying base zone.Whenever a requirement of an overlay zone conflicts with a requirement of the underlying base zone, the overlay zone requirement shall control.For overlay zones that implement an adopted specific plan, the standards and regulations from each specific plan shall apply.
Additional purposes of each overlay zone:
A. Airport Compatibility Overlay Zone. The Airport Compatibility (AC) overlay zone identifies areas in Upland where additional requirements apply pursuant to the Ontario and Cable Airport Land Use Compatibility Plans to ensure the compatibility of land uses and development in the vicinity of the Ontario and Cable Airports.
B. Scenic Corridor Overlay Zone. The Scenic Corridor (SC) overlay zone is intended to provide for and promote the orderly growth of Euclid Avenue as a corridor of distinctive scenic, cultural, and historical importance, while protecting, preserving, and enhancing its unique attributes as a valuable resource of the community. Development within the SC overlay zone is intended to feature high quality architectural design that is compatible in scale and character with other developments along the corridor in its vicinity, preserve historic resources, and maintain deep landscaped front yard setbacks that are prominent along the corridor.
C. Specific Plan Overlay Zone.The Specific Plan(SP)overlay zone identifies areas in the City that have specific land use designations and development standards. These specific plans include Historic Downtown Upland, the Colonies, College Park, Foothill Walk, Foothill Benson Terrace, Wyeth Cove,Upland Crossing, College Commerce Center, and Park View.
D. Transit Overlay Zone. The Transit Overlay zone(TO) is intended to allow for higher density residential development in areas of the City in close proximately to transit centers. The TO is specifically located within the south-west area of the city. The TO is intended to promote lot consolidation and new transit- oriented development as the area is within one-half mile of the Montclair Transit Center. § 17.09.020. Airport Compatibility Overlay Zone.
A. Applicability. The AC overlay zone applies to land within the Cable Airport and/or Ontario International Airport influence areas within the City of Upland as identified in the airport land use compatibility plans for each city. The influence areas encompass all lands on which the uses could be negatively affected by present or future aircraft operations at the Cable Airport and/or Ontario International Airport as well as lands on which the uses could negatively affect airport usage.
B. Land Use Regulations. All development projects and land use actions proposed within the AC overlay zone that are subject to compatibility review pursuant to the Cable Airport Land Use Compatibility Plan and/or Ontario International Airport Land Use Compatibility Plan shall comply with the compatibility criteria; noise, safety, airspace protection and overflight policies; and review process specified in the applicable plan.
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§ 17.09.030 § 17.09.030
§ 17.09.030. Scenic Corridor Overlay Zone.
A. Applicability. The SC overlay zone includes all lands within 250 feet of the centerline of Euclid Avenue within the City limits. The SC overlay zone may be combined with any base zone.
B. Land Use Regulations.Permitted or conditionally permitted uses in the SC overlay zone are the same as the base zone, subject to the requirements of this section.
1. Single-Family Dwellings. Notwithstanding any provisions of the underlying zone, single-family dwellings shall be permitted in the SC overlay zone, subject to compliance with the site development standards of the RS-4 single-family residential zone.
2. Expansion of Use of Residential Structures. The use,modification, and/or conversion of any single-family residential dwelling and/or its accessory structure(s) for a more intensive use (e.g., multiple-family dwelling, commercial or industrial use, etc.), shall not be permitted except as a conditional use, in accordance with all procedures and requirements for a conditional use permit, and only if the intended use is permitted or conditionally permitted within the underlying zone.
3. Expansion of Commercial or Industrial Uses. The use, modification, and/or conversion of any existing commercial or industrial building or structure for a more intensive purpose shall not be permitted except as may otherwise be authorized as a conditional use, in accordance with all procedures and requirements for a conditional use permit.
C. Residential Development Standards. Site development standards for residential uses in the SC overlay zone are the same as the base zone, with the following exceptions:
1. Sound Attenuation. All dwellings shall be attenuated so as to not exceed a maximum interior sound level of 45 CNEL.
2. Conversion of Existing Single-Family Structures for Multiple family Residential Purposes. Approval of a conditional use permit shall be required for any such conversion,pursuant to Part 5 (Land Use and Development Approval Procedures).
D. Non-Residential Development. The following additional standards shall apply for any new nonresidential development in the SC zone; provided, however, that any such additional standards may be waived by the review authority upon findings that such waiver(s)would not be detrimental to the intent and purpose of the SC zone.
1. Minimum lot width: 90 feet.
2. Minimum lot depth: 140 feet.
3. Maximum Lot Coverage. Not to exceed 50 percent by all buildings and structures.
4. Maximum Building Height. 35 feet.
5. Minimum Front Setback. An average of 25 feet, with no portion of any building(s) or structure(s) located closer than 15 feet from the front property line. Such area is to be fully landscaped excepting for walkways.
6. Minimum Side Setback for Buildings Not Exceeding 35 Feet in Height:
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§ 17.09.030 § 17.09.030
a. Adjacent to Any Residential Zone Boundary. An average of not less than 20 feet, with no portion of any building(s) located closer than 10 feet from the adjoining residential zone boundary.
b. Adjacent to Any Non-Residential Zone Boundary. An average of 10 feet, with no portion of any building(s) located closer than 5 feet from the adjoining nonresidential zoned property line.
7. Minimum Side Setback for Buildings Exceeding 35 Feet in Height. Setbacks shall be increased from the basic setback requirements proportional to the proposed increase in building height as determined appropriate by the city to protect light, air,ventilation and solar rights of adjoining properties.
8. Use of Side Yards. Side yards may be used for vehicle parking and/or loading purposes provided an average width of not less than 5 feet adjacent to the side property line is fully landscaped.
9. Minimum Rear Yard. Not less than an average of 15 feet, provided no portion of any building(s) shall be located within 10 feet of the rear property line. Such yard may be used for vehicle parking and/or loading purposes.
10. Vehicle Access Parking and Loading Requirements. There shall be no direct vehicular access either to or from any commercial, industrial, or multi-family developments onto the main traffic artery in the SC zone. All vehicular access between such developments and the main traffic artery shall be by intersecting streets. Further, notwithstanding the parking requirements of the underlying zone(s), the following parking standards shall apply:
a. For Lots of 10,000 Square Feet in Area or Less. One parking space for each 200 square feet of building gross floor area.
b. For Lots of More than 10,000 Square Feet in Area. One parking space for each 250 square feet of building gross floor area.
11. Sign Regulations. The sign regulations of that zone in which the property is located shall apply, as set forth in Chapter 17.15 (Signs), and including the following:
a. The proposed detached sign and placement thereof shall blend harmoniously with the building and its environs and shall enhance the streetscape. b. Off-site signs and/or billboards are prohibited.
E. Findings.To approve a conditional or administrative use permit for a proposed project within the SC overlay zone,the review authority shall make all of the following findings, in addition to the findings required by the associated application, as provided in Chapter 17.44 (Permit Review Procedures):
1. The architectural design of the proposed structures complements the scenic,cultural,and historical qualities of the site and surrounding areas along Euclid Avenue.
2. The proposed project is compatible in design, scale, and architectural character with Downloaded from https://ecode360.com/UP5026 on 2025-02-18
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§ 17.09.030 § 17.09.040
other developments along Euclid Avenue within its vicinity.
3. Landscaping associated with the proposed project complements the scenic qualities of the site and corridor.
§ 17.09.040. Specific Plan Overlay Zone.
Refer to the applicable specific plan document for land use regulations, development standards, and application review procedures associated with that specific plan. The city contains the following specific plan areas:
1. The Colonies (SPR-7)
2. Upland Hills Country Club (SPR-6)
3. Historic Downtown Upland(SPR-16)
4. College Park(SPR-9)
5. College Commerce Center(SPR-8)
6. Harvest at Upland(SPR-12)
7. Foothill Benson Terrace (SPR-11)
8. Foothill Walk(SPR-10)
9. Wyeth Cove (SPR-13)
10. Park View (SPR-14)
11. Enclave(SPR-15-01)
§ 17.09.050. Transit Overlay Zone. The following additional standards shall apply for any new residential development in the TO zone.
1. Density:
a. North of the Pacific Electric Trail: 30 du/ac maximum. b. South of the Pacific Electric Trail: 40 du/ac maximum.
2. Minimum Lot Size: To qualify for the maximum density of 40 du/ac,the project site must be a minimum of 1 Acre.
3. Setbacks: As provided in Table 17.05-3 Setback and Height Standards for Mixed-Use Zones.
4. Open space: Same as required within the underlying zone, except that Common Open Space may be reduced by 50% in total area for projects exceeding 20 du/ac.
5. Building height: 55-feet
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§ 17.09.030 § 17.09.040
6. Parking for multi-family residential uses within the TD zone:
Table 17.09-1 Parking Requirements for multi-family uses in the transit overlay zone Studio and One-Bedroom Units 1 per unit; plus 0.25 guest spaces per unit, uncovered. 2 or More Bedrooms 1.5 spaces per unit; plus 0.25 guest spaces per unit, uncovered.
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ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
UPLAND, CALIFORNIA, ADOPTING SPECIFIC PLAN
AMENDMENT NO. 23-0001 TO MODIFY THE DISTRICT
DESIGNATION OF 530 E. 9TH STREET (APN 1046-582-07)
FROM "PLEASANT VIEW DISTRICT" TO "CITRUS TRANSPORTATION DISTRICT"AS SHOWN IN EXHIBIT A TO
THE RESOLUTION AND TO INCREASE THE PERMITTED
RESIDENTIAL DENSITY WITHIN THE "MULTI- FAMILY/SENIOR HOUSING DISTRICT" FROM 25 DU/AC TO
40 DU/AC AS SHOWN IN EXHIBIT B.
WHEREAS, local governments are authorized by Government Code section 65350 et seq. to prepare, adopt and amend general plans; and WHEREAS, Government Code Section 65580 et seq. requires cities to update their Housing Elements on a regular basis; and
WHEREAS, Upland Municipal Code Section 17.49 requires that the City Council take action on General Plan Amendments, Zone Changes, Zone Code Text Modifications and UMC Section 17.49.040 requires that the Planning Commission make a recommendation to the City Council on such amendments; and WHEREAS, a comprehensive update to the Housing Element of the Upland General Plan for the 2021-2029 planning period has been initiated and prepared by the City of Upland; and
WHEREAS, on June 17, 2024, HCD issued a letter finding that the draft 2021- 2029 Housing Element is conditionally compliant and will be in full compliance with state law upon readoption and completion of the proposed rezonings; and WHEREAS, during the preparation of the 2021-2029 Housing Element update, the City of Upland conducted public meetings on February 25, 2021, June 22, 2021, September 23, 2021, March 23, 2022 and October 5, 2022 during which all interested persons were invited to offer testimony concerning the Housing Element; and
WHEREAS, the City of Upland Housing Element includes modifications to properties within the Historic Downtown Upland Specific Plan; and WHEREAS, the City of Upland Planning Division has initiated proceedings to modify the Historic Downtown Upland Specific Plan; and
WHEREAS, for Specific Plan Amendments, Upland Municipal Code (UMC) Table
17.43-1 identifies the decision-making authority as the City Council; and
WHEREAS, the proposed Specific Plan Amendment No. 23-0001 will not conflict with the goals, policies, and implementation measures set forth in the General Plan and Historic Downtown Upland Specific Plan; and
WHEREAS, the Specific Plan Amendment application is for a text and map change only, no physical development is proposed; and
WHEREAS, the project is considered a project as defined by the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq.; and WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on August 21, 2024, at which time it received public testimony concerning the Housing Element Update, and at the conclusion of the public hearing the Planning Commission adopted a resolution recommending City Council approval of the 2021-2029 Housing Element update; and
WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on September 23, 2024, at which time it solicited public testimony concerning the Housing Element update, and considered the CEQA determination for the proposed project and approved the 2021-2029 Housing Element update; and WHEREAS, after City Council adoption of the Housing Element, the City of Upland Planning Division began processing the required General Plan Amendments, Rezonings, Zoning Ordinance Text Amendments and Specific Plan Amendments outlined within Program 6 and 8 of the adopted Housing Element, including environmental documents for the project; and
WHEREAS, the City of Upland Planning Division on July 7, 2025, posted two (2) true and correct copies of the legal notice at the Upland City Hall Bulletin Board and at the Upland Public Library in accordance with the Upland Municipal Code Section
17.46.020; and
WHEREAS, the City of Upland Planning Division on June 30, 2025, mailed the public hearing notice to each property owner including in the rezoning program, as well property owners within 300-feet of six specific sites indicating the date and time of the public hearing in compliance with state law concerning the Project; and WHEREAS, the City of Upland Planning Division on July 2, 2025, published a display ad in the Inland Valley Daily Bulletin, a local paper of general circulation, indicating the date and time of the public hearing in compliance with state law concerning the Project; and
WHEREAS, The City of Upland Planning Commission conducted a duly noticed public hearing on July 23, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project, and recommended the City Council approve the project with certain modifications; and
WHEREAS, the City of Upland Planning Division on August 14, 2025, mailed the public hearing notice to each property owner including in the rezoning program, as well property owners within 300-feet of six specific sites indicating the date and time of the public hearing in compliance with state law concerning the Project; and WHEREAS, the City of Upland City Clerk on August 14, 2025, published a legal notice in the Inland Valley Daily Bulletin, a local paper of general circulation, indicating the date and time of the public hearing in compliance with state law concerning the Project; and
WHEREAS, the City of Upland City Clerk on August 18, 2025 posted two (2) true and correct copies of the legal notice at the Upland City Hall Bulletin Board and at the Upland Public Library in accordance with the Upland Municipal Code Section
17.46.020; and
WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on September 8, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project.
WHEREAS, all legal prerequisites for the adoption of this Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF UPLAND DOES ORDAIN AS FOLLOWS:
Section 1. The above recitals are true and correct and are hereby incorporated herein by reference.
Section 2. Ordinance: Specific Plan Amendment. The Historic Downtown Upland Specific Plan is hereby amended as set forth in Exhibit A and B, attached hereto and incorporated herein by reference.
Section 3. The proposal is in conformity with the following General Plan Land Use Goals and Policies and Specific Plan Goals and Policies.
1. General Plan Policy HE-2.1: Housing Growth. Direct new housing growth into strategic locations that strengthen the City's economy, maximize existing and planned infrastructure, and foster the use and development of transit and multimodal transportation. These areas include Historic Downtown, Foothill Boulevard, Southeast Quadrant, and College Heights.
Fact: The proposed project implements the rezonings identified in the City's adopted Housing Element. These rezonings create new housing opportunities that, in many cases, encourage multimodal transportation, and new development within the focus areas, including Historic Downtown, the Southeast Quadrant, and College Heights.
2. General Plan Policy HE-2.2 Housing Diversity: Provide high-quality housing in a range of types, densities, and unit sizes that meet the housing needs of residents of all income levels and household types. This includes single- and multiple-family housing, senior developments, mixed-use projects, and transit-oriented developments.
Fact: The proposed rezonings provide a variety of zoning designations that will permit a broad range of housing types, densities ranging from 10 du/ac to 55 du/ac, that will meet the housing needs of residents of all income levels and household types.
3. General Plan Policy HE-2.4: Housing Incentives. Facilitate the development of a mix of prices, types, and affordability of housing products through the implementation of flexible standards, efficient permitting process, and other assistance.
Fact: The project includes Zoning Code Text amendments that will implement the proposed Transit Overlay Zone and RM-40 (Multi-Family Residential High) zone that include more flexible development standards. Furthermore, the text amendments eliminate the requirement of a conditional/administrative use permit for residential development.
4. General Plan Policy LU-1.2 Permitted Densities and Intensities. Ensure existing and future zoning designations correspond to the permitted density and intensity ranges as listed in Table LU-1 of the Land Use Element.
Fact: The project includes General Plan amendments that correspond to changes within the Zoning Code.
5. General Plan Policy LU-4.1 Infill Development. Encourage mixed-use, infill development on brownfields or underutilized parcels, particularly near public transit and within the historic downtown.
Fact: The project includes the rezoning of many parcels that are vacant, underutilized, near public transportation commercial amenities and Historic Downtown. In addition, the new zoning designation encourages new residential development and new mixed-use development.
6. General Plan Policy LU-5.4 Transit-Oriented Development. Support the development of multi-family residential and mixed-use projects around transit stations by allowing a reduction in the parking requirements or other development standards.
Fact: The proposed project includes the creation of a new Transit Overlay zone near the Montclair Transit Center. The overlay will include new development standards that will encourage Transit-Oriented Development such as a reduction in the parking requirements, setbacks and open space.
7. Specific Plan Policy 4.1.1 The City shall encourage a range of affordable and market rate residential densities and products in Downtown, including low- density single-family uses, moderate-density townhomes, higher-density apartments and condominiums, and units in mixed-use and live/work developments.
Fact: The modifications to the Specific Plan will provide additional housing development opportunities in downtown and promote redevelopment of currently non-conforming properties. These changes are intended to support infill development, enhance walkability, and revitalize Downtown Upland by creating a balanced mix of residential options in close proximity to services, amenities, and transit.
8. Specific Plan Policy 4.1.6 The City shall encourage and help facilitate the improvement and continual care and maintenance of residential properties in the Pleasant View and Multi-Family/Senior Districts.
Fact: The amendment will encourage future housing projects within the Multi- Family/Senior Districts that could potentially increase senior housing within Downton Upland
9. Specific Plan Policy 4.1.7 The City shall encourage and support transit-oriented development near the Metrolink station, consisting of higher-density residential development that provides pedestrian access to public transit and nearby services.
Section 4. Compliance with California Environmental Quality Act. The adoption of the General Plan Amendment does not: (1) trigger the need for subsequent environmental review pursuant to Section 21166 of the Public Resources Code and Section 15162 of the CEQA Guidelines; (2) require major revisions of the Final Program Environmental Impact Report for the City of Upland's General Plan Update (GPU 08-03), Zoning Code Update (ZCU 08-03), Climate Action Plan (CAP), and the Cable Airport Land Use Compatibility Plan Update (CALUCP), State Clearinghouse No. 2012041006 due to new or substantially increased significant environmental effects as demonstrated in the prepared addendum; or(3) result in any substantial changes with respect to the circumstances under which the project will be undertaken that would require major revisions of the Final EIR due to new or substantially increased significant environmental impacts; and there has been no discovery of new information of substantial importance that would trigger or require major revisions of the Final EIR due to new or substantially increased significant environmental effects.
Additionally, on June 30, 2025, the Governor signed Senate Bill No. 131 into law, which became effective immediately, and which introduced several amendments to the California Environmental Quality Act (CEQA), including a new statutory exemption for housing element-related rezonings. Specifically, Public Resources Code Section 21080.085 provides an exemption for rezonings that implement the schedule of actions outlined in a jurisdiction's adopted and state-approved housing element. The City of Upland's 6th Cycle Housing Element has been adopted by the
City Council and approved by the California Department of Housing and Community Development. As the proposed rezoning is consistent with and implements the Housing Element's adopted schedule of actions, the project qualifies for exemption from CEQA under this provision.
Section 5. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Ordinance or any part thereof is for any part thereof is for any reason held to be unconstitutional, invalid, or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that is would have adopted each section irrespective of the fact that any one or more subsections, subdivisions, clauses, or phrases are declared unconstitutional, invalid, or ineffective.
Section 6. Effective Date. This Ordinance shall become effective thirty (30) days from its adoption.
Section 7. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published in a newspaper of general circulation printed and published within the City of Upland, pursuant to all legal requirements.
PASSED, APPROVED, AND ADOPTED this 8th day of September, 2025.
Bill Velto, Mayor
I, Keri Johnson, City Clerk of the City of Upland, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Upland held on the 8th day of September, 2025, and was adopted at a regular meeting of the City Council of the City of Upland held on the 22nd day of September, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
ATTEST:
Keri Johnson, City Clerk
PI DEVELOPMENT CODE
B. Regulating Plan and Overlay Zones
— — i
The Regulating Plan shown in Figure 5-I shall serve as the zoning map for Downtown Upland. It designates the districts and overlays that apply to each site within Downtown Upland. This chapter provides development standards for each district and overlay shown in the Regulating Plan. Each district and overlay is described below.
Figure 5-I Downtown Districts
PIM
=I I=` L •— -- _ =I=I —_—_ I Metrolink Station I,I
= in ___ ___ �� �� + h Rail Line
I— iIL— —' - u— —m - --„— = Mill ",�� — Pacific Electric Trail
A ROW HIGHWAY Historic Downtown
IIIIII III 7.7111- Upland Specific Plan �—
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= `4. 1f`�'�\� I- Civic Center District ASIKEEI r�
I I I I I • I I I mo+ I I I I I F F I II ; , - Pleasant View District
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w Housing District
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o a. a District
"• �� �^ _ T- ail Residential Transit ,•. 8TH STREET District
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Olivedale District
0 500 1,000 Feet
5-4 City of Upland 1 Historic Downtown Upland Specific Plan
DEVELOPMENT CODE Ii
6. Multi-Family/Senior District
z
_ D STREET • I;1���, 41' /,.�-
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of1 ‘I'',.)Z4 I '
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-.E:.', ' 1 Ilibi . l''1%,' - r',:,,f*.j ir .,:'‘';,.:, ,,,,Alei,.,:ri-z.: L'' a. Permitted Uses
See Table 5-1 for a complete list of permitted and conditionally permitted uses; unlisted uses are not allowed.
Desired Primary Uses: Multi-Family Residential and Senior Housing b. Allowed Frontage Types (See Section F.I for general standards) Porch, Stoop, Forecourt/Patio
i.„. . , .
iii 3 9 - , ._,_ .
III
c. Minimum Lot Dimensions
Minimum lot width: 50 feet
Minimum lot depth: 150 feet
d. Development Intensity
Residential Density: 25 du/acre maximum
Historic Downtown Upland Specific Plan I City of Upland 5-29
PI DEVELOPMENT CODE
B. Regulating Plan and Overlay Zones
— — i
The Regulating Plan shown in Figure 5-I shall serve as the zoning map for Downtown Upland. It designates the districts and overlays that apply to each site within Downtown Upland. This chapter provides development standards for each district and overlay shown in the Regulating Plan. Each district and overlay is described below.
Figure 5-I Downtown Districts
—` L -- _ —— —_—_ 1 Metrolink Station
Er
— I,�= f ___ ___ �� �� + h Rail Line
„- m — Pacific Electric Trail
A ROW HIGHWAY Historic Downtown
IIIIII III _M111- Upland Specific Plan �� � I
m —— Li 1ff�r 1st Street Overlay
MI- II IM=�MI W� --- E
D STREET \\\ Historic Core
1111C 11 i
-- — I� w - � -- WASHING ON BLVD
�p — Z �� I- M-W L. MEW z Downtown Districts = Q C STREET Z Z 7��Z a
IMO o _-�_-�! > •,�n�> - Euclid District -Mi�_ _ - Q Q Q a
w ■ _ 4 1 - Old Town District
1 ■N>. 6,' '\ z Arrow Highway District mii(i'. -�i':\, z
��„ 11/� ` 1f`�'�\� i Civic Center District -_1t�'I':� riW. 1
ASIh I ^rI^
I I I I I "!�Vj,`f,V�� I I I Imo+ I I I I I F F I II r , Pleasant View District ELL STREET — Mufti-Family/Senior
`` w Housing District
I 1` 1111'1z 131
�a
>� a CftrusTransportation
. _I, — a o a_ a ; District
�^ z_ o 5 Residential Transit " ,•� 8TH STREET District
IuuIulu1l1 I.
Olivedale District
VV 0 500 1,000 Feet
Modify the district designation of 530 E. 9th Street (APN 1046-582-07) from "Pleasant View District" to "Citrus
Transportation District"
5-4 City of Upland 1 Historic Downtown Upland Specific Plan
DEVELOPMENT CODE Ii
6. Multi-Family/Senior District
1 z
f -
_ D STREET • I;1I��, 41' .--
WAS ,
A
4�P''" ... C STREET
�e
�1 • z
of 1 ‘I'',.)Z4 4, T,.!:}7 I '
�� r�.iv j "r✓r r a
-.E:.', ' i 1 Ilibi . l''1%,' - r',:,,f*.j ir .,:'‘';,.:, ,,,,Alei,.,:ri-z.: L'' a. Permitted Uses
See Table 5-1 for a complete list of permitted and conditionally permitted uses; unlisted uses are not allowed.
Desired Primary Uses: Multi-Family Residential and Senior Housing b. Allowed Frontage Types (See Section F.I for general standards) Porch, Stoop, Forecourt/Patio
i.„. . , .
iii 3 9 - , ._,_ .
III
c. Minimum Lot Dimensions
Minimum lot width: 50 feet
Minimum lot depth: 150 feet
d. Development Intensity
Residential Density: 25 du/acre maximum
40 Historic Downtown Upland Specific Plan I City of Upland 5-29
Exhibit B
STATE OF CALIFORNIA-BUSINESS.CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT �o�M°�fryd DIVISION OF HOUSING POLICY DEVELOPMENT I 45 424, Ea 2020 W. El Camino Avenue,Suite 500 „ Sacramento,CA 95833 Q k
(916)263-2911 /FAX(916)263-7453 c�
�
www.hcd.ca.gov °14iE•oa�h.
June 17, 2024
Robert Dalquest, Director
Development Services Department
City of Upland
460 N. Euclid Ave
Upland, CA 91786
Dear Robert Dalquest:
RE: City of Upland's 6th Cycle (2021-2029) Subsequent Draft Housing Element Thank you for submitting the City of Upland's (City) revised draft housing element received for review on May 20, 2024. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The revised draft element meets most of the statutory requirements described in HCD's April 12, 2024 review. However, the housing element cannot be found in substantial compliance until the City has completed necessary rezones to address the shortfall of sites to accommodate the Regional Housing Needs Allocation (RHNA) pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021). The housing element will comply with State Housing Element Law (Article 10.6 of the Gov. Code) when it is adopted along with necessary rezones, and submitted to and approved by HCD, in accordance with Government Code section 65585, subdivision (g).
Pursuant to AB 1398, a jurisdiction that failed to adopt a compliant housing element within one year from the statutory deadline cannot be found in compliance until rezones to accommodate a shortfall of sites pursuant to Government Code section 65583, subdivision (c), paragraph (1), subparagraph (A) and Government Code section 65583.2, subdivision (c) are completed. As this year has passed and required rezoning actions in Program 6 (Adequate Sites to Accommodate Regional Housing Needs) have not been completed, the housing element is out of compliance and will remain out of compliance until the rezoning have been completed. Once the City completes the rezone, a copy of the resolution or ordinance should be transmitted to HCD. HCD will review the documentation and issue correspondence identifying the updated status of the City housing element compliance.
Robert Da!quest, Director
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government's website and to email a link to all individuals and organizations that have previously requested notices relating to the local government's housing element at least seven days before submitting to HCD.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities programs, and HCD's Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City meets housing element requirements for these and other funding sources.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor's Office of Planning and Research at:
https://www.opr.ca.gov/planning/qeneral-plan/guidelines.html .
HCD appreciates the hard work and dedication the City's housing element team provided, in preparation of the City's housing element and looks forward to receiving the City's adopted housing element. If you have any questions or need additional technical assistance, please contact Reid Miller, of our staff, at Reid.Millerhcd.ca.gov.
Sincerely,
Melinda Coy
Proactive Housing Accountability Chief