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"The City of Gracious Living"
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" MEETING OF THE CITY COUNCIL
,71(1./e14/61Pa/
Bill Velto,Mayor
Rudy Zuniga, Mayor Pro Tern-District 4 Michael Blay,City Manager James Breitling,Councilmember-District 2 Stephen P. Deitsch, City Attorney Carlos A. Garcia,Councilmember -District 3 Keri Johnson, City Clerk Shannan Maust, Councilmember-District 1
Monday, September 22, 2025
Open session begins at 6:00 p.m.
City Council Chamber
City Hall, 460 N. Euclid Avenue
Residents may observe the City Council meetings remotely via livestream on the City website, Spectrum Cable TV Channel 3, or Frontier Cable TV Channel 26.
City of Upland Mission Statement
The City of Upland is committed to delivering superior services that meet community needs with transparency and integrity.
City of Upland Vision Statement
Upland is a safe community with historic character where residents enjoy a high quality of life.
Pages
1. CALL TO ORDER AND ROLL CALL
2. ADDITIONS-DELETIONS TO AGENDA
3. ORAL COMMUNICATIONS
This is a time for any citizen to comment on item listed on the closed session agenda only. Anyone wishing to address the legislative body is requested to submit a speaker card to the City Clerk at or prior to speaking. The speakers are requested to keep their comments to no more than three (3) minutes. The use of visual aids will be included in the time limit.
CLOSED SESSION BEGINS AT 4:30 p.m.
4. CLOSED SESSION
a. CLOSED SESSION CONFERENCE WITH REAL PROPERTY NEGOTIATORS California Government Code Section 54956.8
Property: Upgrade the existing Verizon Wireless Flagpole to a new Mono- Eucalyptus in an approximately 380 square foot area located at Magnolia Park in the City of Upland (APN: 1045-031-03)
City Negotiators: City Manager Michael Blay, Development Services Director Robert Dalquest, and Economic Development Coordinator Melecio Picazo
Negotiating Party: Butler America
Under Negotiation: Price and Terms of payment
b. CLOSED SESSION CONFERENCE WITH REAL PROPERTY NEGOTIATORS California Government Code Section 54956.8
Property: 1.03-acre parcel located on Third Avenue, approximately 75 feet south of the Pacific Electric Trail and adjacent along the north side of the Coy D. Estes Senior Apartments, in the City of Upland (Assessor Parcel Number: 1046-411-54) City Negotiators: City Manager Michael Blay, Development Services Director Robert Dalquest and Housing Manager Diane Cotto
Negotiating Party: Steven Dukett, Upland Community Housing, Inc.
Under Negotiation: Price and terms of payment
5. INVOCATION
Pastor Summer Brown, Life Bible Fellowship Church
6. PLEDGE OF ALLEGIANCE
7. PRESENTATIONS
Presentation of the Key to the City to Ralph Cavallo, Honoring a Legacy of Service
8. CITY ATTORNEY
9. ORAL COMMUNICATIONS
This is a time for any citizen to comment on any item listed or not listed on the agenda.
Anyone wishing to address the legislative body is requested to submit a speaker card to the City Clerk at or prior to speaking. The speakers are requested to keep their comments to no more than three (3) minutes. Speakers will be given five (5) minutes during public hearings. The use of visual aids will be included in the time limit. Public comments and questions for the purpose of hearing current matters of concern in our community and to provide citizens a method for the public to hear those concerns in an open venue is encouraged. However, under the provisions of the Brown Act, the City Council is prohibited from discussion of items not listed on the agenda, and therefore, the City Council, City Manager, or City Attorney will take communications under advisement for consideration and appropriate response or discussion at a later time.
Individuals who demonstrate disruptive conduct during City Council meetings that prevent the City Council from conducting its meeting in an orderly manner are guilty of a misdemeanor as stated in PC403, disrupting a public meeting, and are subject to removal from the chamber or arrest.
CAMPAIGN CONTRIBUTION DISCLOSURE: Pursuant Gov. Code § 84308, any party to a permit, license, contract, or other entitlement before the Council is required to disclose on the record any contribution, including aggregated contributions, of more than $500 made by the party or the party's agents within the preceding 12 months to any City official. Participants and agents are requested to make this disclosure as well. The disclosure must include the name of the party, participant, or agent, and any other person making the contribution; the name of the recipient, the amount of the contribution, and the date the contribution was made.
10. CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine and will be enacted by one vote. There will be no separate discussion of these items unless members of the legislative body request specific items be removed from the Consent Calendar for separate action.
Recommended Action:
Approve the Consent Calendar
a. APPROVAL OF MINUTES 7
Recommended Action:
Approve the Regular Meeting Minutes of September 22, 2025. (Staff Person: Keri Johnson)
b. CONSIDER APPROVAL OF THE HOUSING ELEMENT REZONING PROGRAM 14 CEQA: Determine to be Exempt
Recommended Action:
Hold second reading by title only, waive further reading, and adopt Ordinance No. 2001 approving Zone Change No. 23-0001, to change the zoning designations of properties shown in Exhibit A to the Ordinance and approving Zone Code Text Amendment No. 25-0003 to amend the Upland Municipal Code Sections 17.04,
17.05 and 17.09 as shown in Exhibit B, C and D to the Ordinance; and Hold second reading by title only, waive further reading, and adopt Ordinance No. 2002 approving Specific Plan Amendment No. 23-0001 to modify the district designation of 530 E. 9th Street from "Pleasant View District" to "Citrus Transportation District" as shown in Exhibit A to the Ordinance and to increase the permitted residential density within the Multi-Family/Senior Housing District in the Specific Plan from 25 du/ac to 40 du/ac as shown in Exhibit B to the Ordinance.
c. ACCEPT THE RESIGNATION OF LIBRARY BOARD OF TRUSTEES MEMBER 205 CEQA: Not a Project.
Recommended Action:
Accept the resignation of Library Board of Trustees Member Ralph Cavallo and direct the City Clerk to post the notice of unscheduled vacancy. (Staff Person:
Keri Johnson)
d. CONSIDER APPROVAL OF AUGUST WARRANT AND PAYROLL REGISTERS 207 CEQA: Not a Project.
Recommended Action:
Approve August warrant registers totaling $23,210,542.83 (check numbers 53940 - 54265 and direct disbursements) and payroll registers totaling $2,059,210.91 (check numbers 164376 — 164390 and electronic fund transfers 56847 — 57433). (Staff Person: Stephen Parker)
e. TREASURER'S REPORT AUGUST 2025 219
CEQA: Not a Project.
Recommended Action:
Receive and file the August 2025 Treasurer's Report. (Staff Person: Stephen Parker)
f. CONSIDER ACCEPTING A DONATION OF ACCESSORY DWELLING UNIT 236 PLANS
CEQA: Not a Project.
Recommended Action:
Accept a donation of five Accessory Dwelling Unit (ADU) plans with an estimated total value of $50,000, for use in the City's pre-approved ADU program, as required by AB 1332; authorize staff to complete the final technical review, make any necessary code adjustments, and publish the plans for public use; and formally recognize and thank Mr. Tom Campbell, P.E. for his generous contribution to the City of Upland in support of affordable housing development. (Staff Person: Robert Dalquest)
g. CONSIDER APPROVAL OF AMENDMENT NO. 1 TO THE AGREEMENT WITH 240
THE BOARD OF SUPERVISORS ARMENDAREZ AND HAGMAN FOR THE
BALDY VIEW DOG PARK IMPROVEMENTS
CEQA: Not a Project
Recommended Action:
Approve Amendment No. 1 to the Agreement with the County Board of Supervisors for the Baldy View Dog Park and authorize the City Manager to execute the Amendment. (Staff Person: Damien Arrula)
h. CONSIDER APPROVAL OF A STOCKPILE AGREEMENT FOR TRACT 20045 285 (KB HOMES), LOCATED AT 16TH STREET AND PARKVIEW PROMENADE AVENUE
CEQA: Not a Project.
Recommended Action:
Approve the Stockpile License Agreement for Tract 20045 located at 16th Street and Parkview Promenade Avenue; and authorize the City Manager to execute the agreement. (Staff Person: Robert Dalquest)
i. CONSIDER APPROVAL OF AN AGREEMENT WITH STAFFING NETWORK 292
FOR TEMPORARY STAFFING SERVICES
CEQA: Not a Project.
Recommended Action:
Approve a Professional Services Agreement with Staffing Network, LLC for temporary staffing services; approve a budget adjustment reallocating existing budget from staffing vacancies to temporary staffing services; and authorize the City Manager to execute the Professional Services Agreement. (Staff Person:
Damien Arrula)
11. PUBLIC HEARINGS
a. CONSIDER APPROVAL OF AN AMENDMENT TO COLONIES AT SAN
ANTONIO SPECIFIC PLAN TO AMEND VARIOUS SIGN REGULATIONS WITHIN SECTION 7.7 (SIGN STANDARDS)
CEQA: Determined to be Statutorily Exempt pursuant to Section 15162 and 15163 of CEQA Guidelines.
Recommended Action:
The public hearing will be continued to the next Regular City Council meeting at 6 p.m. on Monday, October 13, 2025 (Staff Person: Robert Dalquest)
1. Open Public Hearing
2. Continue Public Hearing to Monday, October 13, 2025 at 6 p.m.
12. COUNCIL COMMITTEE REPORTS
a. COUNCIL REPORTS ON REGIONAL COMMITTEE MEETING, TRAINING, OR
CONFERENCE ATTENDANCE
Councilmembers will provide oral reports on any meetings, trainings, or conferences they attended on behalf of the City. This item is for information only.
13. BUSINESS ITEMS
a. UPLAND MOBILITY MASTER PLAN 311
CEQA: Not a Project.
Recommended Action:
Receive and file the presentation on the Final Draft of the Upland Mobility Master Plan. (Staff Person: Robert Dalquest)
b. ECONOMIC DEVELOPMENT PRESENTATION 707 CEQA: Not a Project.
Recommended Action:
Receive and file the presentation on Economic Development activity in the City. (Staff Person: Robert Dalquest)
14. COUNCIL COMMUNICATIONS
15. CITY MANAGER
16. ADJOURNMENT
The City Council will adjourn in memory of Retired Upland Fire Chief John Scanlon. The next regularly scheduled City Council meeting is Monday, October 13, 2025.
NOTE: If you challenge the public hearing(s) or the related environmental determinations in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Upland, at, or prior to, the public hearing.
All Agenda items and back-up materials are available for public review at the Upland Public Library, at 450 North Euclid Avenue, the City Clerk's Office at 460 North Euclid Avenue and the City website at www.uplandca.gov .
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office, 909-931-4120.
Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.102-35.104 ADA Title II].
To access written transcription during the meeting, please click this link:
https://attend.wordly.ai/join/LVGO-0906 . Then choose language and click attend to read the transcript on your device.
On September 17, 2025 a true and correct copy of this agenda was posted on the bulletin boards at 450 N. Euclid Avenue (Upland Public Library) and 460 N. Euclid Avenue (Upland City Hall), and the City website at www.uplandca.gov
MINUTES OF THE REGULAR MEETING OF THE UPLAND CITY COUNCIL September 8, 2025
6:00 p.m.
City Council Chamber
City Hall, 460 N. Euclid Avenue
Members Present: Mayor Bill Velto, Councilmember James Breitling, Councilmember Carlos A. Garcia, Councilmember Shannan Maust, Councilmember Rudy Zuniga
Staff Present: City Manager Michael Blay, Assistant City Attorney Thomas Rice, City Clerk Keri Johnson
1. CALL TO ORDER AND ROLL CALL
The regular meeting of the Upland City Council was called to order by Mayor Bill Velto at 6:02 p.m. in the Council Chamber of the Upland City Hall.
2. ADDITIONS-DELETIONS TO AGENDA
None.
3. ORAL COMMUNICATIONS
None.
4. CLOSED SESSION
5. INVOCATION
Very Reverend Keith Yamamoto, St. Marks Episcopal Church
6. PLEDGE OF ALLEGIANCE
Led by Police Captain Mathews
7. PRESENTATIONS
Cooper Museum Update by Ann Lara
8. CITY ATTORNEY
9. ORAL COMMUNICATIONS
John Shollenberger, San Bernardino, commented on campaign donations made by the Upland Police Officer's Association
Sophia, Field Representative for Assemblymember Michelle Rodriguez, announced an upcoming event.
AJ Walker, San Diego, proposed doggy treat vending machines at Baldy View Dog Park. 1
Garrett Mullenaux, stated that he submitted a 26 page packet to the Councilmembers and provided a video of semi-truck traffic near his home.
At 6:26 p.m. Mayor Velto called a recess and the City Council reconvened in open session at 6:30 p.m.
Jeff, Upland, spoke regarding his interactions with the police department.
10. CONSENT CALENDAR
Councilmember Maust removed Consent Calendar Item 10e for separate action.
Moved by: Councilmember Garcia
Seconded by: Councilmember Breitling
Approve the Consent Calendar
Motion: Carried Unanimously
a. APPROVAL OF MINUTES
Approve the Regular Meeting Minutes of August 11, 2025. (Staff Person: Keri Johnson)
b. 2ND READING AND ADOPTION OF ORDINANCE NO. 2000 AMENDING CHAPTER 2.48 OF THE UPLAND MUNICIPAL CODE PROVIDING INFORMAL
BIDDING PROCEDURES UNDER CUPCCAA
Hold a second reading by title only, waive further reading, and adopt Ordinance No. 2000 amending Chapter 2.48 of the Upland Municipal Code adding Section
2.48.180 to provide informal bidding procedures under the Uniform Public Construction Cost Accounting Act (Section 22000, et seq., of the Public Contract Code). (Staff Person: Stephen Parker)
c. CONSIDER APPROVAL OF JULY WARRANT AND PAYROLL REGISTERS Approve July warrant registers totaling $20,402,745.44 (check numbers 53518 - 53939 and direct disbursements) and payroll registers totaling $2,099,581.22 (check numbers 164354 — 164375 and electronic fund transfers 56263 — 56846). (Staff Person: Stephen Parker)
d. TREASURER'S REPORT JULY 2025
Receive and file the July 2025 Treasurer's Report. (Staff Person: Stephen Parker)
f. CONSIDER ACCEPTANCE OF 2025/2026 DEPARTMENT OF ALCOHOL
BEVERAGE CONTROL GRANT FUNDS
Accept the Fiscal Year 2025/2026 Alcoholic Policing Partnership (APP) Grant from the California Department of Alcoholic Beverage Control in the amount of $80,000 and authorize the City Manager, or designee, to execute all necessary documents and agreements to implement the grant. (Staff Person: Marcelo Blanco)
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g. CONSIDER APPROVAL FOR PURCHASE AND INSTALLATION OF NEW
CUBICLES AT THE POLICE DEPARTMENT
Authorize the purchase and installation of 12 office cubicles and chairs from GSM Business Interiors in the amount of $130,831.85; and approve a budget adjustment appropriating $20,000 from Police Development Impact Fees for network cabling and contingencies related to the new office cubicles. (Staff Person: Marcelo Blanco)
h. CONSIDER APPROVAL OF A CONTRACT AGREEMENT WITH LOVE AIRE
HEATING AND COOLING FOR THE SANTA FE DEPOT HVAC UPDATE
PROJECT; AND DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT
FROM CEQA
Approve the Contract Agreement with Love Aire Heating and Cooling, Inc., in the amount of $96,465, for the Santa Fe Depot HVAC Update Project; approve a 10% contingency in the amount of $9,646, for a total contract amount of $106,111; authorize the City Manager to execute the Contract Agreement; and authorize a supplemental appropriation from the General Fund in the amount of $6,111. (Staff Person: Robert Dalquest)
CONSIDER APPROVAL OF AMENDMENT NO. 3 FOR HARDY AND HARPER
ON-CALL PAVEMENT SERVICES FOR UTILITIES
Approve Amendment No. 3 to the Professional Services Agreement with Hardy & Harper and authorize the City Manager to execute the Amendment. (Staff Person: Damien Arrula)
j. CONSIDER APPROVAL OF AN AGREEMENT WITH KOSMONT FINANCIAL
SERVICES FOR ENHANCED INFRASTRUCTURE FINANCING DISTRICT
ADVISORY SERVICES
Approve an agreement with Kosmont Transactions Services, Inc. dba Kosmont Financial Services for Financing District Advisory services in the amount of $47,500. (Staff Person: Damien Arrula)
k. CONSIDER APPROVING AN INCREASE TO PURCHASE ORDER NO. 20260024 WITH HOLLIDAY ROCK BY $40,000 FOR A TOTAL AMOUNT OF $90,000
Authorize an increase to Purchase Order No. 20260024 with Holliday Rock Co., Inc. for Fiscal Year 2025-26 by $40,000 for a total amount of $90,000. (Staff Person: Damien Arrula)
e. CONSIDER ACCEPTING A DONATION FROM THE UPLAND POLICE FOUNDATION TO PURCHASE A POLICE K9
The Council thanked the donor and asked Chief Blanco to provide information about the K9 program.
Moved by: Councilmember Maust
Seconded by: Councilmember Breitling
Accept a donation in the amount of $107,534 from the Upland Police Foundation.
The donation will be used to support the purchase of a new Police K9. (Staff Person: Marcelo Blanco)
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Motion: Carried Unanimously
11. PUBLIC HEARINGS
a. CONSIDER APPROVAL OF THE HOUSING ELEMENT REZONING PROGRAM Development Services Director Dalquest presented a background on the item and introduced Senior Planner Winter who presented the staff report along with a PowerPoint presentation. Staff answered questions from the Council regarding non-conforming use of the property and eminent domain.
Mayor Velto opened the public hearing.
Joesph Angioli, Upland, stated that the proposed increase in zoning was a 62% increase in land use and there are already parking issues in his neighborhood.
Eloise Pro, Upland, spoke in opposition of the development of townhomes on Arrow Hwy and San Antonio Avenue and stated concerns about home depreciation, increased noise and pollution, and loss of privacy.
Louie Pro, Upland, questioned why some areas were being considered for four story units while other areas were not being rezoned for multi-level housing. He stated that everything should be zoned equally.
Christine Turrentine, Upland, questioned the proposed rezoning of a parcel near San Antonio Avenue and Arrow Highway and stated that the density is not appropriate for the property.
Joe Ramos, Upland, stated he was speaking about the rezoning of the property at 20th and Campus and thanked the staff and Planning Commission for listening to their concerns and reducing the proposed density of that property and stated he understands the concerns regarding rezoning near their property. He further requested that a park be considered in the area north of 16th Street and east of Euclid Avenue.
Cecilia Milner, Upland, stated that she lives near San Antonio Avenue and Arrow Highway and she does not feel that the residents of her neighborhood have been heard and the proposed zoning will have a big impact on their neighborhood.
Bob Milner, Upland, stated that he shares the concerns already brought up by other speakers regarding the rezoning of the property near San Antonio Avenue and Arrow Highway and he questioned the setbacks of two story dwelling adjacent to his single story home.
Lois Sicking Dieter, questioned the rezoning of the parcel at 21st Street and Campus Avenue and stated it is in a high risk fire area and the increased density could impact evacuation routes and resources in a fire. She further requested that the City Council approve the revised proposal by the Planning Commission for the property.
Charles Adamson, Upland, requested that the City Council approve the revised proposal by the Planning Commission for the property. He stated that the area is not walkable, is close to open brush and is in a high fire zone so an RS-4 zoning would not be appropriate.
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Paulette Feeney, Upland, stated that the residents in her neighborhood are not being heard and questioned the high density proposed in her neighborhood. She stated that the very nature of her neighborhood is being changed.
Don Sanderlin, Upland, stated that his house is adjacent to Greystone Stables and he thanked the Planning Commission for listening to concerns voiced at the public hearing, but stated that he still has concerns that a developer will come in and purchase the property based on the increased density.
Travis Van Ligten, Ratan & Tucker, LLP, stated that he represents the owner of a property for proposed rezoning and they are still reviewing the proposed rezoning.
Jack Emberton, Upland, stated that he lives at the property on 21st Street and he is here to support his neighbors and requested that the City Council consider his neighbors and their property values in mind when they make their decision tonight.
Jimmie Pitts, Upland, stated that he lives on 21st Street and the owner of Greystone property has been a good neighbor and he wants to do the right thing for his neighborhood. He further stated that he does not want more homes in the neighborhood nor does he want more low income housing in the City. He further requested to keep the 20,000 square foot lots in the neighborhood.
Natasha Walton, People for Upland Parks, stated that she is not against higher density housing, but it needs to be planned properly and some of the property should be rezoned for park land because the City needs to keep open space and develop parks.
Mayor Velto closed the public hearing.
Staff and Michael Baker International Consultants Dan Wery and Shannon Liska answered questions from the Council regarding low income housing requirements, higher density housing areas of the City, noticing the public regarding the proposed zoning changes, future development of the rezoned properties, low income housing levels, and state mandated requirements.
There was discussion regarding reducing the proposed density for the property located at Arrow Highway and San Antonio, and the property located at Benson Avenue and 9' Street.
The Council recommended staff modify the proposed zoning and General Plan Designation of the northwest corner of San Antonio Avenue and Arrow Highway, from (Zoning) RM-30 Residential Multi-Family Medium to RM-20 Residential Multi-Family Low and (General Plan Designation) from Multi-Family Medium (MFR-M) to Multi-Family Low (MFR-L) and the property located at the southeast corner of Benson Avenue and 9th Street from (zoning) RM-20 Residential Multi- Family Low to Business/Residential Mixed-Use (B/R-MU) and (General Plan Designation) Multi-Family Low (MFR-L) to Business/Residential Mixed-Use (B/R- MU).
Moved by: Councilmember Breitling
Seconded by: Councilmember Garcia
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Adopt Resolution No. 6847 approving an Addendum to the Upland General Plan Environmental Impact Report finding that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 21166 of the State Public Resources Code and Section 15162 of the CEQA Guidelines, and that the project is exempt pursuant to Public Resources Code 21080.085; as well as, approving General Plan Amendment No. 23-0001 to modify the General Plan land use designations of properties shown in Exhibit B to the Resolution and modify the General Plan Land Use Element as shown in Exhibit C to the Resolution, as revised by the Council.
Hold first reading by title only, waive further reading and introduce Ordinance No. 2001 approving Zone Change No. 23-0001, to change the zoning designations of properties shown in Exhibit A to the Ordinance and approving Zone Code Text Amendment No. 25-0003 to amend the Upland Municipal Code Sections 17.04,
17.05 and 17.09 as shown in Exhibit B, C and D to the Ordinance, as revised by the Council.
Hold first reading by title only, waive further reading and introduce Ordinance No. 2002 approving Specific Plan Amendment No. 23-0001 to modify the district designation of 530 E. 9th Street from "Pleasant View District" to "Citrus Transportation District" as shown in Exhibit A to the Ordinance and to increase the permitted residential density within the Multi-Family/Senior Housing District in the Specific Plan from 25 du/ac to 40 du/ac as shown in Exhibit B to the Ordinance.
Motion: Carried Unanimously
12. COUNCIL COMMITTEE REPORTS
Mayor Velto reported on the San Bernardino County Transportation Authority and Omnitrans meetings.
a. COUNCIL REPORTS ON REGIONAL COMMITTEE MEETING, TRAINING, OR
CONFERENCE ATTENDANCE
Councilmembers reported on meetings, trainings, or conferences they attended on behalf of the City.
13. BUSINESS ITEMS
14. COUNCIL COMMUNICATIONS
Councilmembers thanked staff for their hard work.
15. CITY MANAGER
Thanked staff for their work on the Housing Element Rezoning Program.
16. ADJOURNMENT
Mayor Velto adjourned the meeting at 8:37 p.m. The next regularly scheduled City Council meeting is Monday, September 22, 2025.
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Keri Johnson, City Clerk
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DATE: September 8,2025 Date i , z..?: TION TO: MAYOR AND CITY COUNCIL Item No. l�O( a
FROM: MICHAEL BLAY,CITY MANAGER `
PREPARED BY:ROBERT D.DALQUEST,DEVELOPMENT SERVICES DIRECTOR
JOSHUA WINTER, SENIOR PLANNER
SUBJECT: CONSIDER APPROVAL OF THE HOUSING ELEMENT REZONING PROGRAM RECOMMENDED ACTION:
It is recommended that the City Council conduct a public hearing and: 1) Adopt a Resolution (Attachment A) approving an Addendum to the Upland General Plan Environmental Impact Report fmding that the project is exempt from the California Environmental Quality Act(CEQA)pursuant to Section 21166 of the State Public Resources Code and Section 15162 of the CEQA Guidelines, and that the project is exempt pursuant to Public Resources Code 21080.085; as well as, approving General Plan Amendment No. 23-0001 to modify the General Plan land use designations of properties shown in Exhibit B to the Resolution and modify the General Plan Land Use Element as shown in Exhibit C to the Resolution; 2) Hold first reading by title only, waive further reading and introduce an Ordinance (Attachment B) approving Zone Change No. 23-0001, to change the zoning designations of properties shown in Exhibit A to the Ordinance and approving Zone Code Text Amendment No. 25-0003 to amend the Upland Municipal Code Sections 17.04, 17.05 and 17.09 as shown in Exhibit B,C and D to the Ordinance; and 3)Hold first reading by title only, waive further reading and introduce an Ordinance (Attachment C) approving Specific Plan Amendment No. 23-0001 to modify the district designation of 530 E. 9th Street from "Pleasant View District" to "Citrus Transportation District" as shown in Exhibit A to the Ordinance and to increase the permitted residential density within the Multi-Family/Senior Housing District in the Specific Plan from 25 du/ac to 40 du/ac as shown in Exhibit B to the Ordinance.
GOAL STATEMENT
The proposed project supports the City's goal to encourage new,balanced growth with a range of housing choices.
BACKGROUND
The project includes the implementation of the recently adopted 6th Cycle Housing Element, specifically processing modifications to the City's General Plan, General Plan Land Use Map, Zoning Code and Zoning Map, as well as Specific Plan Amendments necessary to implement the City of Upland Housing Element and receive final certification from the State of California's Housing and Community Development Department.This portion of the project includes the implementation of multiple programs within the City of Upland Housing Element,as follows:
1. General Plan Amendment No. 23-0001 to modify the General Plan land use designations of properties included on the Housing Element Sites Inventory and to modify the land use element to include language defming the characteristics of the Multi-Family High(MFR-H)designation.
2. Zone Change No.23-0001,to change the zoning designations of properties listed within the adopted 6th cycle Housing Element Update that accommodate the mandatory Regional Housing Needs Allocation(RHNA).
3. Zone Code Text Amendment No.25-0003 to make various modifications to Upland Municipal Code(UMC), Title 17(Zoning Ordinance),which includes:
a. Creating a new Transit Overlay Zone with new development standards within UMC Chapter 17.09 (Overlay Zones);
b. Creating a new Residential Multi-Family High (RM-40) zoning designation and amending UMC Chapter 17.04 (Residential Zones) to include new development standards for the proposed R-40 zone, and eliminate the use permit requirements for residential uses,among other minor modifications;
c. Amending UMC Chapter 17.05 (Mixed-Use Zones) to increase the allowed density for the Business/Residential Mixed-Use(B/R-MU)zone from 20 du/ac to 30 du/ac and eliminate the use permit requirements for residential uses,among other minor modifications.
4. Specific Plan Amendment No.23-0001 to modify the district designation of 530 E.9th street from"Pleasant View District"to"Citrus Transportation District"and to increase the permitted residential density within the Multi-Family/Senior Housing district from 25 du/ac to 40 du/ac.
State law requires each city to adopt a General Plan to guide land use and development within the City.The Housing Element is among the various required elements of the General Plan,which describes City policies and programs for maintaining and improving existing housing,as well as encouraging development of new housing to meet the City's assigned share of regional growth needs under the Regional Housing Needs Assessment ("RHNA"). The Housing Element Update demonstrates how the City's share of regional housing needs growth will be accommodated for the eight-year planning period. The State forecasts the need for housing based on population projections, employment, and household growth. Each City must show how it will accommodate its need through designating areas for the City's share of housing allocation. The City of Upland's allocation for the 2021-2029 planning period is 5,686 units.
The rezoning/upzoning are located throughout the City, as identified in the Housing Element Sites Inventory. The existing capacity of these subject parcels to be rezoned is 2,163 units. The new maximum housing capacity,based on the proposed rezoning of the subject parcels,would be 5,277 units. Together with the existing sites in the Housing Element Update not needing to be rezoned,will together meet the RHNA number mandated by the State Department of Housing and Community Development(HCD),and a State mandated 15%buffer.
The proposed Housing Element Rezoning Program would not directly result in development on the identified parcels.
Each subsequent proposed development on the rezoned sites would be subject to compliance with all Federal, State, and local regulations, including a development-specific environmental review under the California Environmental Quality Act,compliance with the City of Upland General Plan and Municipal Code regulations including the required entitlement process.
The City began the process of updating the Housing Element in 2020,which consisted of drafting the Housing Element Update and hosting public workshops throughout 2021.Between 2021 and 2024,the City underwent multiple reviews with the California Department of Housing and Community Development(HCD),which required numerous revisions to the Housing Element document.Ultimately,HCD provided Upland with a letter of conditional compliance on June 17,2024(Attachment D).With the letter of conditional compliance in hand,the Planning Commission,at its Special Meeting on August 22,2024, conducted a public hearing and recommended the City Council approve the Housing Element Update. On September 23, 2024, the City Council adopted a resolution approving the Housing Element Update.
The HCD letter of conditional compliance included two requirements: (1)The Housing Element must be re-adopted by City Council, which has already occurred, and (2) the rezonings outlined within the Housing Element Sites Inventory must be completed.This second action is the subject of this staff report and Public Hearing,and will bring the City into full compliance with State Law and will result in the City obtaining certification of the Housing Element by HCD.
For additional background information regarding Housing Elements, please refer to the staff reports and materials from the previous public meetings posted on the City website at https://www.uplandca.gov/2021-2029-housing- element-update.
Prior to the City Council review of the proposed project, the Planning Commission held a public hearing regarding the project and heard many comments from residents which primarily concerned two housing sites,one located on the vacant land behind the northwest corner of Arrow Highway and San Antonios Avenue, and the other located 502 E. 21St Street. At the meeting,the Planning Commission recommended the City Council approve the Housing Element Rezoning Prgram,with a density reduction to the above-mentioned properties. These revisions are discussed within the analysis section below.
ISSUES AND ANALYSIS
General Plan Goals and Policies
The proposed actions are consistent with the following General Plan goals and policies:
Policy HE-2.1: Housing Growth. Direct new housing The proposed project implements the rezonings growth into strategic locations that strengthen the City's identified in the City's adopted Housing Element.These economy,maximize existing and planned infrastructure, rezonings create new housing opportunities that, in and foster the use and development of transit and many cases, encourage multimodal transportation, and multimodal transportation.These areas include Historic . new development within the focus areas, including Downtown, Foothill Boulevard, Southeast Quadrant, Historic Downtown, the Southeast Quadrant, and and College Heights. College Heights.
Policy HE-2.2 Housing Diversity: Provide high-quality The proposed rezonings provide a variety of zoning housing in a range of types,densities,and unit sizes that designations that will permit a broad range of housing meet the housing needs of residents of all income levels types, densities ranging from 10 du/ac to 55 du/ac, that and household types.This includes single-and multiple- will meet the housing needs of residents of all income family housing, senior developments, mixed-use levels and household types. projects,and transit-oriented developments.
Policy HE-2.4: Housing Incentives. Facilitate the The project includes Zoning Code Text amendments development of a mix of prices,types,and affordability that will implement the proposed Transit Overlay Zone of housing products through the implementation of and RM-40 (Multi-Family Residential High) zone that flexible standards, efficient permitting process, and include more flexible development standards. other assistance. Furthermore, the text amendments eliminate the requirement of a conditional/administrative use permit
for residential development.
Policy LU-1.2 Permitted Densities and Intensities. The project includes General Plan amendments that Ensure existing and future zoning designations correspond to changes within the Zoning Code. correspond to the permitted density and intensity ranges as listed in Table LU-1 of the Land Use Element.
Policy LU-.4.1 Infill Development. Encourage mixed- The project includes the rezoning of many parcels that use,infill development on brownfields or underutilized are vacant, underutilized, near public transportation parcels, particularly near public transit and within the commercial amenities and Historic Downtown. In historic downtown. addition, the new zoning designation encourages new residential development and new mixed-use
development.
Policy LU-5.4 Transit-Oriented Development. Support The proposed project includes the creation of a new the development of multi-family residential and mixed- Transit Overlay zone near the Montclair Transit Center. use projects around transit stations by allowing a The overlay will include new development standards reduction in the parking requirements or other that will encourage Transit-Oriented Development such development standards. as a reduction in the parking requirements,setbacks and open space.
Site Selection Criteria
As mentioned above, the sites included in the proposed project are included in the adopted Housing Element. The criteria for site selection included various elements that have resulted in multiple developments occurring in the City.
The criteria included:
a. Residential development interest expressed by property owners or developers. b. Site conditions indicating a property is suitable for development or redevelopment during the planning period, such as vacant buildings,for sale/for lease signs,low land-to-improvement(LIR)value ratio,buildings more than 40 years old,signs of deferred maintenance or deterioration,or low site utilization(i.e.,current building floor area compared to market potential).
c. Proximity to public transportation, employment and educational opportunities, and urban services such as shopping, medical facilities and parks. The City considered if a site was within 1/2 mile of a high-quality transit stop.
d. No incompatible uses or adverse development conditions such as high noise levels, heavy truck traffic, sensitive biological habitat,flood hazards or wildland fire hazards. e. The City has reviewed the properties and is not aware of any leases on underutilized sites that would prevent housing development during the planning period.
Not every site meets all characteristics identified,but all sites included are appropriate for redevelopment.The sites p
have similar uses to recent projects that were developed in the City and their redevelopment potential can be directly compared to these trends.
General Plan Land Use Designation and Zoning District Modifications Described below are the proposed general plan land use and zoning modifications planned for within the adopted Housing Element. As noted above, these rezonings must be completed to receive final certification of the Housing Element from HCD. The format below includes the resulting density from the proposed Zoning/General Plan amendments, a description of the proposed Zoning Designation/General Plan designation, and analysis of example rezone sites,with examples of possible and/or proposed projects.
A. Density: 40 Dwelling unit per acre(du/ac)
The project includes rezoning and/or upzoning of 132 parcels to allow residential uses up to 40 du/acre,in two different ways,which will allow up to 1,719 units.
1. Creation of a new Multi-Family Residential High(RM-40)Zoning Designation The first proposal involves the creation of a new RM-40 zoning designation and the implementation of the Multi-Family Residential High (MFR-H) land use designation in the General Plan. The RM-40 zone is intended to accommodate a range of high-density residential developments at densities of up to 40 dwelling units per net acre,not including any additional units allowed through City or State density bonus provisions.
Housing types permitted in this zone include three- to four-story apartment buildings, as well as duplexes and triplexes.These developments typically feature shared open spaces with enhanced landscaping,reduced setbacks(front,side,and rear),and shared access for driveways and parking.
Currently,the City's highest allowable residential density is 55 dwelling units per acre,permitted only within the Historic Downtown Upland Specific Plan area. The RM-40 designation is proposed for select locations throughout the City, specifically in areas with vacant land, adjacent to or near existing multi-family residential developments and in areas adjacent to high employment areas.A total of five(5) sites have been identified for the RM-40 designation,as shown in Table 1 below(highlighted in blue).
Table 1—Proposed RM-40 Areas
Location: East side of Benson Avenue, between 11th Street Location: Northwest corner of San Antonio Avenue and 9th and Arrow Route. Street.
Current Zoning: The parcels are currently zoned General Current Zoning: This area is currently zoned Industrial(GI). Business/Residential Mixed Use(B/R-MU).
Reason for Rezone:These properties are situated near existing Reason for Rezone:This area consists of a mix of vacant and multi-family residential developments. The parcel fronting underutilized parcels.The site is adjacent to both multi-family Arrow Route is largely underutilized and presents a significant residential and commercial uses. Redevelopment activity is opportunity for residential redevelopment. already underway,as demonstrated by the recent construction of a 7-unit apartment complex at the southeast corner of the Image 1 site.
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Current Zoning: It is currently zoned as Public (PB).
Reason for Rezoning:These parcels remain undeveloped and Current Zoning: The site is currently zoned RM-10 which are underutilized.The property owner has expressed interest in permits Multi-family residentialily uses at 10 du/ac density. residential development for many years. A development Reason for Rezoning: The site is currently owned by the San application for the development of a townhome project Bernardino County Housing Authority, whom, from time to consisting of 121 for-sale units,with an approximate density of time will rebuild outdated housing complexes. This site was 25 dwelling units per acre(du/ac)was recently submitted and orginally constructed in the 1950's, and upzoning could is currently under review by Planning Division staff.Following encourage redevelopment of the site. the approval of the proposed zone changes, the project will Image 4
proceed to the City Council for further review and action. A �. , :_ 201) preliminary site plan has been included (Attachment E) to 4Mr r r L: li ,,..s1_ provide the City Council with a conceptual overview of the t __ /_ I t7''o •'f i
proposed development, as well as a reference for potential ., , i wq development on other similarly zoned sites. �.r, Irl:tfiiiiii1-1 t 1 .t . 4.
Planning Commission: The Planning Commission ,... i' ;:4' reccomended that this site be reduced from 40 du/ac to 30 '�"�'�` I '` - Si►�'lb " `' 1, du/ac,which is proposed in the Resolution and Ordinance.The ;, , _ ="=,R. '� City Council may approve of the reccomendation, or approve 1 ' ,,,iipL:. _ ,.• _-� 1.r;14 the modifications as orginally proposed. 1�ff,,,,�� - 1 r 1-- r.
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2. Creation of a new Transit Overlay(TO)Zone
The second proposal includes the creation of the Transit Overlay Zone (TO) to support higher-density residential development in areas of the City close to a major transit center. No General Plan Land Use modifications are required for the implantation of the TO zone. The TO Zone would be an overlay over existing zoned areas to allow for modified development standards and increased density. This means that existing zoning rights are preserved, and no legal non-conforming issues will be created. Mixed-use development will still be permitted within the overlay. This new overlay zone is specifically located in the southwestern portion of the City(see Image 5).This area is adjacent to the Pacific Electric Trail and in close proximity to the Montclair Transit Center,making it well-suited for transit-oriented development.The TO is designed to encourage lot consolidation and new residential construction by implementing special development standards—such as reduced setbacks and parking requirements—that make higher-density
projects more feasible. The area is currently made up of numerous small parcels, which present an opportunity for consolidation and the creation of larger-scale developments. To further encourage this,the Zoning Code will require a minimum of one acre to reach the full density potential of 40 dwelling units per acre(du/ac). The TO also includes eight parcels located north of the Pacific Electric Trail (highlighted in purple),which will allow for residential development at a density of up to 30 du/ac.One project has already been submitted within the TO area in anticipation of its approval. The proposed development is a for-sale townhome project with 39 units at an approximate density of 28 du/ac.This project is currently under review by the Planning Division and will be presented to the Planning Commission at a future date. A preliminary site plan is included for review(Attachment F).
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In addition to the for-sale townhome projects mentioned above,the RM-40 and Transit Overlay Zone could allow for a variety of housing types, typically between 20 and 40 du/ac. Table 2,below, includes projects that provide visual examples of the types of housing that can be built under this density. Common building types include mixed-use and mid-rise apartments,usually 3-to 4-stories tall,that include multiple units per building, often with elevators. Common amenities such as shared laundry, parking garages and courtyards are typically provided with architectural styles that tend to have more of an urban design. Townhouses are also typical but usually include smaller lot sizes or slightly more compact footprints, 2-to 3-stories, with private entrances and closer spacing between units than lower density zones.Stacked flats,garden apartments and senior apartments can be built and are typically 3-4 story buildings with units stacked vertically,shared open space amenities and more units per building footprint than at 30 du/acre. Duplexes, triplexes, and fourplexes are also possible,which consist of 2 to 4 units in one building,arranged side-by-side or stacked and can be built in transitional areas between single-family zones and larger apartment projects.
Table 2
Example 1 (Image 6)
La Collina,Rolling Hills Estates,CA
Mixed Use Development
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Mixed Use Development
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B. Density:30 Dwelling unit per acre(du/ac)
Similar to the above,the project includes rezoning and/or upzoning of 132 parcels to allow residential uses up to 30 du/acre,in two different ways,allowing for up to 1,250 units.
1. Increase the density in the Business/Residential Mixed-Use(B/M-RU)Zone The first proposal involves increasing the maximum allowable density in the B/R-MU zone from 20 to 30 dwelling units per acre(du/ac).The B/R-MU(Business/Residential Mixed-Use)Zone is intended for areas where business and light industrial uses are compatible with multi-family, single-family, or live/work residential development.
This zoning designation supports a mixed-use environment, allowing residents to live and work on the same site or in close proximity.The B/R-MU zone is primarily located along 9th Street,within both the eastern and western portions of the City. The sites identified in the Housing Element are situated east of Historic Downtown and generally consist of clusters of developable parcels or blocks. Specifically,the parcels are located east of Campus Avenue,south of 9th Street,and east of 12th Avenue.These sites are highlighted in blue in Image 9 below.
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This area has been identified in the Housing Element based on the criteria outlined above.
Many of the parcels are underutilized,consisting of industrial and storage yards,as well as aging structures.The area is strategically located near Downtown Upland and the Metrolink station, making it suitable for future residential development. It's important to note that the proposed increase in permitted density within the B/R-MU zone—from 20 to 30 dwelling units per acre—will apply to all parcels citywide that are zoned B/R-MU.This includes all parcels located within the previously mentioned Transit Overlay(TO) Zone. As stated, the TO zone retains the underlying B/R-MU zoning designation, which means parcels within the TO zone may either develop under the enhanced standards of the TO zone(including higher density and reduced development standards)or opt to follow the base B/R- MU standards,now allowing up to 30 du/ac.Additionally,this zoning modification will affect certain industrial parcels along 9th Street, between San Antonio and Benson Avenue (see Image 10). These areas were not included in the Housing Element's sites inventory because they are fully developed,have many active businesses,and there has been no indication of redevelopment interest from property owners.
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2. Rezoning parcels to Residential Multi-Family Medium(RM-30) The second proposal involves rezoning 60 parcels to RM-30 and updated the General Plan Land Use Designation of the parcels to Multi-Family Medium(MFR-M),permitting residential densities of up to 30 dwelling units per acre.The RM-30(Residential Multi-Family Medium)zone is designed to accommodate a range of medium-density multi-family housing types, including three- to four-story apartment buildings, duplexes, and triplexes, at densities of up to 30 units per net acre—excluding any City or State density bonuses.The parcels identified for rezoning, shown below,primarily consist of upzoned sites that currently allow for lower-density residential uses.
Location:The sites shown in Image 11 are located east of l lth Location: The site shown in Image 12 is located at the Avenue,north of 9th Street,and west of Bodenhamer. northwest corner of Grove Avenue and Arrow Highway, Current Zoning: These parcels are currently zoned adjacent to the City of Rancho Cucamonga.
Residential Multi-Family Low(RM-20). Current Zoning: It is currently zoned Residential Multi- Reason for Rezoning: The Planning Commission recently Family Low(RM-20). approved an 11-unit townhome project within this area. Reason for Rezoning: As depicted, the eastern portion of the Surrounded by existing multi-family development, these site is vacant,while the western portion is occupied by a legally parcels remain largely underdeveloped and present nonconforming commercial fueling business.The owner of the opportunities for future redevelopment. western parcel has expressed interest in selling the property for potential residential development.
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Location: The site shown in Image 13 is located at the Location:The site shown in Image 14 is located at the southeast northeast corner of Campus Avenue and 14th Street. corner of 7th Street and 11th Avenue.
Current Zoning: It is currently zoned Public/Institutional Current Zoning:This site is currently zoned RM-20.The area (PB/I). comprises 4 separate properties under 3 different owners.
Reason for Rezoning: This site remains undeveloped, Reason for Rezoning: The westernmost property owner has presently operating as a nursery. The property owner has long expressed interest in pursuing a residential development. The expressed interest in pursuing residential development on the central parcel,in 2020,received approval for a townhouse-style site, with a particular focus on a potential senior housing apartment project shown below. Additionally, the City has project. received correspondence from the United States Army regarding the potential closure and sale of Thrall Hall, which Image 13 occupies the easternmost portion of the site. • imil ,! ' - :1 -s.Fl1yT iAul-•.-...T..,,•..--.'-".4.il2_ja--I;-.I., IA,:f•.,-._—, ' -; - o :1 <_r ' "a, Image 14
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Location: The site shown in Image 15 below consists of 15 Location: The site shown in Image 16 below consists of 8 contiguous parcels, and is located at the northeast corner of contiguous parcels,and is located at the northwest corner of 11 t Claremont Boulevard and Blanchard Place. Avenue and 8th Street.
Current Zoning:The site is currently zoned Residential Single- Current Zoning: Most of the site is currently zoned Light Family Medium (RS-7.5). Indistrial (LI) with 2 lots zoned Residential Single-Family Reason for Rezoning: This site contains some vacant lots and Medium (RS-7.5). aging single-family residential structures. Upzoning this aging Reason for Rezoning: The site is located within '/2 mile of single-family housing stock provides increased opportunity for Historic Dowtown and the Metrolink Station. The site is housing adjacent to the College Campus that could be utilized currently RS-7.5 and contains some vacant lots and aging by faculty and staff. single-family residential structures.Upzoning this aging single- family housing stock provides increased opportunity for Image 15 housing adjacent to the College Campus that could be utilized r- -61 1 ii1''i' • ' u ' ''" ��' AW by faculty and staff. -11
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Location: The site shown in Image 17 below consists of 3 Location: The site shown in Image 18 below consists of 4 contiguous parcels,and is located approxiamtly 300-feet north of contiguous parcels, and is located at the southwest corner of intersection of Campus Anvenue and 11t Street. Central Avenue and 11'I' Street.
Current Zoning: The site is currently zoned Residential Multi- Current Zoning: The site is currently zoned Family Low(RM-20). Commercial/Industrial Mixed-Use (C/I-MU).
Reason for Rezoning: This site contains mostly vacant space Reason for Rezoning:The site contains some vacant areas,aging with 2 single family homes.The property owner has contacted the buildings and is close to existing multi-family residenital.The site City and intends to develop the site, therefore upzoning the site is also near mulitple commercial/industrial areas and could will provide the property owner wil more development options. provide living opportunities near employment areas.
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At a density of 30 dwelling units per acre, the housing types tend to be moderately dense—Generally between 20 and 30 du/ac. Common housing types include townhouses which are typically 2-3 stories tall, share walls with neighbors with each unit having its own entrance and the units are generally arranged in clusters or rows. Low-rise apartments that are 2-3 stories are also common,which features include multiple units per building,shared entrances and shared common/open space areas. Duplexes and triplexes can also be built,which often look like a large house but contain multiple units and can be side-by-side or stacked. Garden-style/Low-rise apartments can be built. This housing type typically includes units arranged in clusters with primary entrances facing large,landscaped areas with shared open space.
As an example project,in 2020,the Planning Commission approved the Mesa Court apartments,a 3-story townhouse style apartment project at 24 du/ac on an existing RM-30 lot(Image 19 and 20).In addition,the Planning Commission recently approved the City Ventures project,which included 32 for-sale townhomes,at approximately 30 du/ac(Image 21 and 22).
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The Housing Element includes the rezone or upzone of 8 parcels(shown in table)to Residential Multi-Family Low (RM-20),allowing residential densities up to 20 du/ac and updating the General Plan Land Use Designations to Multi- Family Low(MFR-L). Within the RM-20 zone,projects are generally being constructed between 10 and 20 du/ac.
The City has approved numerous projects at this density,primarily consisting of townhouses which include attached units with private entrances, typically 2 —3 stories tall and arranged in rows or small clusters. Recently approved projects of this nature include the"7th Street Apartments"which consist of 60,2-and 3-story apartments,at 20 du/ac (Image 23) and the "Sage at 9th"project, which consists of 71 2-story townhomes, at 15 du/ac (Image 24 and 25).
Another housing type could include Small-Lot Single-Family Homes,detached houses on smaller lots than traditional suburbs often with reduced setbacks and smaller yards,similar to the Rose Glen Specific Plan project currently under construction(Image 26), which consists of 64 units at 13.2 du/ac. In addition, similar to the above zones, duplexes and triplexes and low-rise apartments are also possible.
Location: The site shown in Image 23 below consists of 3 Location: The site shown in Image 24 is located south of E. 9th contiguous parcels, and is located at the southeast corner of Street,between 12 Avenue and 13th Avenue.
Benson Avenue and 9th Street. Current Zoning: Currently, the parcels are zoned Residential Current Zoning: The site is currently zoned Light Industrial Single-Family Medium(RS-7.5). (LI). Reason for Rezoning: This site is surrounded by multi-family Reason for Rezoning: and contains a contractors buiness and residenital uses. The area is strategically located near Downtown storage yard. The site is in cose proximty to the TO zone and Upland and the Metrolink station, making it suitable for future provides additional oppurtunity to provide housing near public residential development. trasportation and near job centers.
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D.Density: Single-family Residential: 10 Dwelling Units an Acre The project proposes rezoning two parcels,totaling 15.5 acres,to the Residential Single-Family Medium(RS-4) designation(as shown in the Table),which permits residential densities of up to 10 units per acre—allowing for a maximum of 169 units.Or,as recommended by the Planning Commission,as mentioned below,one parcel would be rezoned to RS-10 allowing 4 units per acre,reducing the total number of units to approximately 100 units across both sites. The General Plan Land Use Designations will be updated to Single-Family Medium(SFR-M) if the RS-4 zone is implemented. The RS-4 zone is intended for lots with a minimum size of 4,000 square feet, each accommodating one single-family home along with typical accessory structures. These parcels may also be developed under a specific plan,which could incorporate features such as gated communities, shared open space amenities,private streets,and supporting infrastructure.For example,the Planning Commission recently reviewed
the Villa Serena Specific Plan(Image 31),a project consisting of 65 single-family homes on lots of approximately 3,500 square feet.Although slightly smaller than the RS-4 minimum,the Villa Serena Specific Plan represents the kind of development that could be feasible on these parcels.
Location:The site shown in Image 29 below consists of 10-acre Location: The site shown in Image 30 below consists of 5-acre parcel,located at the south-west corner of Campus Avenue and parcel, located at the west end of 24th Street. 21" Street. Current Zoning: This property is currently zoned Residential Current Zoning: The property is currently zoned Residential Single-Family Low (RS-15) Single-Family Low (RS-20). Reason for Rezoning: The site is currently vacant and Reason for Rezoning:The site currently contains an equestrian underutilized. It is located adjacent to an existing single-family use, and is surrounded by single-family uses to the north, south residential neighborhood, within the Residential Single-Family and west. The site proximaty to the Colonies Crossroads Low(RS-15)to the east. shopping center makes for an ideal location for additional housing opputnities north of the 210-freeway.
Planning Commission: The Planning Commission
reccomended that this site be reduced from RS-4 to RS-10, which is proposed in the Resolution and Ordinance.The City Council may approve of the reccomendation, or approve the modifications as orginally proposed. The City Counicl can also consider rexoning this property to RS-7.5.
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General Plan Text Amendments
As required by General Plan Policy LU-1.2, certain modifications to the General Plan Land Use Element to ensure existing and future zoning designations correspond to the permitted density and intensity ranges as listed in the Land Use Element.The modifications are included as Exhibit C to the Resolution(Attachment A)in a redline and codified version,and are summarized here:
1. Modification to Table LU-1 General Plan Land Use Designations to increase the permitted density of the B/R-MU land use designation, matching the density increase in the B/R-MU zone. This modification is shown in Image 32,below.
Image 32
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Mixed-Use
Business/Residential Mixed-Use 30 20 0.5
Commercial/Residential Mixed-Use 20 1.0
Commercial/Industrial Mixed-Use — 1.0
Commercial/Office Mixed-Use 1.5
Institutional -- -0.5
2. In addition to the density modification to Table LU-1, the description of the BR-MU land use designation has been changed to reflect the new density,shown in image below:
Image 33
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.
3. With the Inclusion of a new Zoning District,the General Plan Land Use Element must be modified to include a corresponding Land Use Designation.Currently,the General Plan Land Use Map and Table LU-1 include the Multi-Family High (MFR-H) (30-40 du/ac) designation, but the Land Use Element does not include a description of that designation,therefore,the following has been added,as shown in image Image 34
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
Zoning Code Modifications
In order to properly implement the rezonings, the Zoning Code text must be amended to include development standards for the new zoning districts,RM-40 and the TO zone. Furthermore, the proposed upzoning to 30 du/ac is accomplished with a modification of the Zoning Code, as mentioned above. In addition, the Housing Element identifies, within Program 8, various modifications to the Zoning Code that will modify the development review process,as required by HCD.
UMC 17.04 Residential Zones
Modifications to UMC 17.04 include various modifications to implement the RM-40 zone and eliminate certain regulatory constraints to housing. Exhibit B to the Ordinance (Attachment B) contains all redlines of UMC 17.04, which are summarized below.
1. The first modification consists of the elimination of the requirements for Conditional/Administrative Use Permits for residential uses throughout chapter 17.04.During review of the Housing Element,HCD identified various regulatory constraints that prevent housing production,with the requirement for discretionary review (e.g. CUPs and AUPs)being one of them. Therefore, to be in compliance with Government Code Section 65583(c)(3),the City has committed to eliminating these constraints. See Chapter 17.04 within Exhibit B to
the Resolution for details. After these modifications are made, additional Zoning Code Text Amendments will move forward that address the remaining constraints identified by HCD.That said,staff has limited the text amendments to only those related to the proposed zone changes at this time.
2. Inclusion of the zone"purpose",under 17.04.010. Purpose of the Residential Zones, shown below in Image
35.Currently,the RM-40 zone does not exist,therefore,the purpose of the zone must be included within section
17.04 Image 35
la1LU3t.ap/111,',L1tyU1UL1 LU1111,31t1...,anti lt.a1 y UJ,a11U JLWL t.0 UIl V\.Way.aJU IJOIAllln. 1 Lt.1%11,1- 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.
3. Inclusion of the RM-40 zone in Table 17.04-1 Permitted Land Uses in the Residential Zones.As mentioned, the RM-40 zone does not exist,therefore the zone must be included within necessary areas of the code section.
Table 17.04-1 identities and land use that are not permitted, permitted, administratively permitted, and conditionally permitted. The RM-40 zone has been included, and matches the land uses allowed, or not allowed within the other multi-family residential zones.
4. Establishment of development standards for the RM-40 Zone in Table 17-04-2 and Table 17.04-3 and a reduction of open space requirements for project exceeding 30 du/ac are proposed.As shown below,the tables have been modified to include standards for the RM-40 zone. These standards are slightly less restrictive, in order to allow for urban development within the RM-40 zone. This includes a reduction in the minimum unit size, an increase in the permitted height limit and a reduction in common open space. Currently,residential projects are required to provide 250 square feet of open space per unit,but,within more urban environments, like Downtown Upland,roughly 100 square feet per unit is common,therefore,a 50%reduction is provided for projects exceeding 30 du/ac,resulting in a requirement of 125 square feet per unit.
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] Win. 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 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-MH 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[71 net acre[61[91
TABLE 17.04-3 SETBACK AND HEIGHT STANDARDS FOR RESIDENTIAL ZONES [1] Develop- Zone Applicabl
ment Standard RS-20 RS-15 RS-10 RS-7.5 RS-4 MH RM-10 RM-20 RM-30 e RM-40 Standard
s
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 35 ft. 35 ft. 35 ft. 35 ft. 35 ft. 16 ft. 40 ft. 40 ft. 40 ft. 50 ft. Section Structure [5] [5] [5] 17.10.050 Height(max.)
UMC Chapter 17.05 Mixed-use Zones
Modifications to UMC Chapter 17.05 Mixed-use Zones are proposed to allow for multi-family residential densities at 30 du/ac and to implement setbacks within the TO zone. Exhibit C to the Ordinance (Attachment B)contains all redlines of UMC 17.05,which are summarized below.
1. Elimination of the requirements for Conditional/Administrative Use Permits for residential uses for the same reasons mentioned above.
2. As mentioned within the first strategy discussion to increase density to 30 du/ac,the B/R-MU zone will be modified to increase permitted density from 20 to 30 dwelling units per acre. The modification is included within Table 17.05-2.
3. Modification to the notes 3 and 5 under Table 17.05-3 to eliminate the setback increase in the TO zone.
Currently,projects in the mixed-use zones are required to provide 5-foot front and side yard setbacks. But, when projects are adjacent to major or secondary highways, freeways, drainage channels, or railroad rights-of-way,projects shall require an additional 10-foot setback.In addition,Residential uses fronting the street shall provide an additional 10-foot setback,which results in a minimum setback increase to 25 feet.The notes are proposed to be modified to provide an exception to residential projects within the TO zone. This modification will provide relief to the development projects, and encourage transit-oriented development, as called for by General Plan Policy LU-5.4.
UMC Chapter 17.09 Overlay Zones
Modifications to UMC Chapter 17.09 Overlay Zones are proposed to implement development standards within the TO zone.Exhibit D to the Ordinance(Attachment B)to the Resolution contains all redlines of UMC 17.09,which are summarized below.
1. Inclusion of the zone"purpose",under 17.04.010. Purpose of the Residential Zones, shown below in Image
36. Image 36
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.
2. Establishment of the development standards for the TO zone is included under 17.09.050,and is included in red below,with some analysis in black.
§ 17.09.050. Transit Overlay Zone. The following additional standards shall apply for any new residential development in the TO zone.
The Density provided for below differentiates north and south of the Pacific Electric Trial as called for in the Housing Element.
1. Density:
a. North of the Pacific Electric Trail: 30 du/ac maximum. b. South of the Pacific Electric Trail: 40 du/ac maximum.
To encourage lot consolidation, the maximum allowable density may only be achieved when parcels are combined to create a minimum site area of one acre. Within the Transit-Oriented (TO) zone, most parcels are small and narrow,posing challenges for standalone development.
As a result,consolidated lots are incentivized through higher permitted densities.Looking ahead, the City's Housing Element includes additional strategies to support lot consolidation.
Specifically, Program 15 outlines measures such as expedited project review and reduced development fees for consolidated parcels,among other incentives.
2. Minimum Lot Size: To qualify for the maximum density above, the project site must be a minimum of 1 Acre.
As mentioned above,the notes under Table 17.05-03 are proposed to be modified to encourage transit-oriented development within the TO zone
3. Setbacks:As provided in Table 17.05-3 Setback and Height Standards for Mixed-Use Zones.
As with the RM-40 zone,the proposed standards include an increase in the maximum building height and a reduction in open space requirements to further support urban, transit-oriented development. Specifically, the common open space requirement is reduced to 125 square feet per unit(50 percent of the underlying zone).The proposed building height aligns with the height limits established for the Citrus Transportation District in Historic Downtown, reinforcing transit-oriented development around transit centers.Additionally,parking standards are reduced to be consistent with those applied to mixed-use projects in the City of Upland,further promoting transit-oriented development.The proposal also eliminates the requirement for garage parking, in line with Program 8 of the Housing Element and requirements from HCD,which has identified garage parking as a potential constraint to multi-family housing production.
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
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.
Historic Downtown Upland Specific Plan Modifications
55 Dwelling units per acre(du/ac)
The final rezoning action involves a 0.48-acre parcel located within the Pleasant View District of the Historic Downtown Upland Specific Plan. This parcel will be rezoned to the Citrus Transportation District, permitting residential densities of up to 55 dwelling units per acre,allowing for a potential total of 21 units.As shown in Image 37 below,the site is currently occupied by an auto repair business and older residential structures.Given the growing interest in development within Historic Downtown,the City has included this site in the rezoning effort to encourage redevelopment.Additionally,the adjacent property to the south has been approved for a 111-unit project at a density of 48 du/acre (see Image 38), and this parcel could potentially be incorporated into that development, or another housing type could be built.Following this rezoning,the Planning Division will initiate updates to the Specific Plan to establish revised development standards for the Citrus Transportation District, ensuring any future project on the site is compatible with the character of the Pleasant View District.
Image 37 Image 38
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Historic Downtown Upland Specific Plan Text Amendment
In addition to the downtown zone change, the Specific Plan will be amended to increase the permitted residential density within the Multi-Family/Senior Housing District from 25 to 40 dwelling units per acre.This change is intended to facilitate the development of a City-owned parcel located adjacent to the Gibson Senior Center (Image 39).
Although the City previously approved a senior housing project on this site,it was never constructed.By increasing the allowable density, the City aims to attract new development opportunities and better support the realization of senior housing on this underutilized property.
Image 39
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Legal non-conforming status
Properties chosen for rezone were selected to minimize the creation of legal non-conforming uses to the maximum extent feasible. However, the proposed zoning changes will result in certain properties becoming legal non- conforming uses, primarily existing industrial sites that are proposed to be rezoned from industrial to residential designations. These properties are generally recognized as legally established uses of land, buildings, or structures that were in existence prior to the adoption of the zoning change and may continue to operate as such.However,non- conforming uses are subject to regulations under Upland Municipal Code (UMC) Chapter 17.31, which includes amortization provisions.
Under these provisions, non-residential uses located within newly designated residential zones are permitted to continue operations for a period of 10 years, after which they must cease. The City is required to provide affected property owners with written notice at least five years before the date by which the use must be removed or altered, and annually thereafter until the end of the five-year notification period. This means that starting five years after the zoning changes are adopted, the Planning Division must issue yearly notices to applicable property owners to implement the amortization schedule. Additionally,the City Manager or their designee has the authority to grant an extension of the amortization period following a public hearing.
ENVIRONMENTAL DETERMINATION
A Program EIR for the General Plan Update(State Clearinghouse Number 2012041006)was certified by the City on September 28,2015.The certified GPU EIR evaluated potentially significant effects for the following environmental areas of potential concern:(1)Land Use;(2)Population,Housing,and Employment;(3)Aesthetics;(4)Transportation and Traffic;(5)Air Quality;(6)Greenhouse Gas Emissions;(7)Noise;(8)Geology and Soils;(9)Cultural Resources; (10) Biological Resources; (11) Agriculture and Forestry Resources; (12) Mineral Resources (13) Hydrology and Water Quality;(14)Hazards and Hazardous Materials;(15)Water Supply;(16)Wastewater;(17)Fire Protection;(18) Police Protection;(19)School Facilities;(20)Parks and Recreational Facilities;(21)Solid Waste;and(22)Electricity and Natural Gas. Of these 22 environmental subject areas, it was determined that there would be significant and unavoidable impacts to air quality relative to short-term construction emissions, long-term mobile and stationary source emissions, and cumulative impacts. For the areas in which environmental impacts would remain significant and unavoidable,even with the implementation of mitigation measures,a Statement of Overriding Considerations was adopted pursuant to CEQA Guidelines Sections 15091 and 15093. The previously certified GPU EIR is available at https://www.uplandca.gov/general-plan-map .
Pursuant to the California Environmental Quality Act(CEQA)(Cal.Code Regs.,Title 14,§ 15162 and§ 15164),after an EIR has been certified for a project,if some minor technical changes to the previously certified EIR are necessary, preparation of an Addendum to the EIR is appropriate. If the factors listed in CEQA Guidelines Sections 15162, 15163, or 15164 have not occurred or are not met, no changes to the previously certified EIR are necessary. The
analysis found that the Proposed Project will not involve new significant environmental effects or a substantial increase in the severity of significant effects already identified in the Certified EIR, adopted in September 2015.
Therefore, an Addendum to the existing EIR is appropriate and has been prepared for the project; no further environmental review is required.
Additionally,on June 30,2025,Governor Newsom,signed Senate Bill No. 131,which became effective immediately.
This law 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.
Finally, the proposed project does not result in any actual development within the City. as project are submitted, Compliance with CEQA will be required to ensure all future projects do not have any significant impacts on the environment.
FISCAL IMPACTS
There is no fiscal impact associated with this action.
ALTERNATIVES
Provide alternative direction to staff.
CEQA:Determine to be Exempt
RESOLUTION NO. 6847
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
UPLAND, CALIFORNIA APPROVING AN ADDENDUM
(EXHIBIT A) TO THE UPLAND GENERAL PLAN UPDATE
ENVIRONMENTAL IMPACT REPORT (SCH#2012041006)
FINDING THAT THE PROJECT IS EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
PURSUANT TO SECTION 21166 OF THE STATE PUBLIC
RESOURCES CODE AND SECTION 15162 OF THE CEQA
GUIDELINES, FINDING THAT THE PROJECT IS EXEMPT
PURSUANT TO PUBLIC RESOURCES CODE 21080.085; AND
APPROVING GENERAL PLAN AMENDMENT NO. 23-0001 TO
MODIFY THE GENERAL PLAN LAND USE DESIGNATIONS OF
PROPERTIES SHOWN IN EXHIBIT B AND MODIFY THE
GENERAL PLAN LAND USE ELEMENT AS SHOWN IN
EXHIBIT C.
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 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
Resolution No. 6847
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 NOW, THEREFORE, the City Council of the City of Upland hereby finds, determines and resolves as follows:
Resolution No. 6847
Section 1. Findings. The City Council hereby makes the following findings and determinations in connection with the approval of the Project:
Findings: Upland Municipal Code Section 17.49.060 provides that the City Council, before it may approve a General Plan Map Amendment, shall make a determination to allow the activity based upon the following findings:
A. The proposal is in conformity with the following General Plan Land Use Policies.
1. 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. 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. 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. 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.
Resolution No. 6847
Fact: The project includes General Plan amendments that correspond to changes within the Zoning Code.
5. 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. 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.
B. Upland Municipal Code Section 17.49.060 provides that the City Council before approving a General Plan Map Amendment, shall make a determination to allow the activity based upon the following findings:
1. Finding: The proposed General Plan Amendment is in the public interest.
Evidence: The amendment directly implements the City's 6th Cycle Housing Element, which is a state-mandated plan to accommodate Upland's assigned share of housing under the Regional Housing Needs Assessment (RHNA). Without this amendment, the City risks non-compliance with State Housing Element Law. The amendment allows for higher-density zoning which provides a mix of housing types for a variety of income levels and household types. The General Plan Amendment includes growth into areas near transit (e.g., Montclair Transit Center, Upland Metrolink), job centers, and existing infrastructure. Many of the rezoned sites are underutilized or vacant, making them ideal candidates for infill development that revitalizes neighborhoods without requiring new infrastructure.
2. Finding: The proposed General Plan Amendment is consistent and compatible with the rest of the General Plan.
Evidence: The proposed General Plan Amendment is consistent and compatible with the goals, policies, and overall vision of the City of Upland General Plan. It directly implements the City's adopted and state-certified 6th Cycle Housing Element, which is an integral component of the General Plan. The amendment supports key policies within the Land Use and Housing Elements, including promoting infill development, encouraging a diverse range of housing types and densities, and facilitating transit- oriented development near major transit hubs. By introducing new land use designations such as Multi-Family Residential High (MFR-H) and aligning zoning regulations with Table LU-1 of the Land Use Element, the
Resolution No. 6847
amendment ensures that zoning designations correspond to permitted densities and intensities. Furthermore, it supports compatible land use transitions by focusing higher-density housing in areas near existing multi-family, commercial, and transit-serving uses. The amendment also includes regulatory streamlining measures such as eliminating discretionary permits for residential uses and offering flexible development standards—which align with General Plan objectives to reduce barriers to housing production. Overall, the proposed amendment furthers the City's long-range planning goals while ensuring cohesive and compatible development throughout the community.
3. Finding: The potential effects of the proposed General Plan Amendment have been evaluated and have been determined not to be detrimental to the public health, safety, or welfare.
Evidence: The potential effects of the proposed General Plan Amendment have been evaluated in accordance with the California Environmental Quality Act (CEQA) and other applicable planning regulations and have been determined not to be detrimental to public health, safety, or welfare. An Addendum to the previously certified General Plan Update Environmental Impact Report (EIR) was prepared, finding that the proposed rezonings and policy changes do not introduce new or more severe environmental impacts beyond those already analyzed. The amendment facilitates orderly growth by directing new development to appropriate areas with existing infrastructure, services, and access to transit. It also promotes housing development in a manner that reduces reliance on vehicle travel, thereby supporting improved air quality and reducing greenhouse gas emissions.
Furthermore, the amendment includes development standards—such as height limits, open space requirements, and parking regulations—that ensure compatibility with surrounding uses and mitigate potential land use conflicts. As such, the amendment supports the overall public interest while safeguarding the health, safety, and well-being of the Upland community.
4. Finding: The proposed General Plan Amendment has been processed in accordance with the applicable provisions of the California Government Code and CEQA.
Evidence: The proposed General Plan Amendment has been processed in full compliance with the applicable provisions of the California Government Code and the California Environmental Quality Act (CEQA).
The City has followed all required procedures for amending the General Plan, including public noticing, hearings before the Planning Commission and City Council, and preparation of the necessary environmental documentation. An Addendum to the certified General Plan Update Environmental Impact Report (EIR) was prepared in accordance with CEQA Guidelines Sections 15162 and 15164, demonstrating that the proposed amendment would not result in new or more severe environmental impacts than previously analyzed. In addition, the project
Resolution No. 6847
qualifies for a CEQA exemption under Public Resources Code Section 21080.085, as it implements the rezoning actions identified in the City's adopted and State-certified Housing Element.
Section 2. Determination. Based on the findings above, the City Council of the City of Upland adopts a resolution approving the amendments as shown in the Exhibits A B and C, attached hereto and incorporated herein by reference.
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. Certification. The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.
Section 5. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Resolution 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 ofthis Resolution 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, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.
Section 6. Effective Date. This Resolution shall become effective immediately.
Resolution No. 6847
PASSED, APPROVED and ADOPTED this 8th day of September, 2025. e o, Ma or
I, Keri Johnson, City Clerk of the City of Upland, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council held on the 8th day of September 2025, by the following vote:
AYES: Mayor Velto, Councilmembers Zuniga, Breitling, Garcia, Maust NOES: None
ABSENT: None
ABSTAINED: None
/ ..)
ATTEST:
Keri Johnson, Cirk
ADDENDUM TO THE CERTIFIED FINAL PROGRAM ENVIRONMENTAL
IMPACT REPORT FOR THE CITY OF UPLAND GENERAL PLAN UPDATE (SCH NO. 2012041006) FOR PURPOSES OF CONSIDERATION OF
REZONING AS OUTLINED IN THE ADOPTED HOUSING ELEMENT
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Lead Agency:
City of Upland
461 North Euclid Avenue
Upland, California 91786
Contact: Joshua Winter
Prepared by:
Michael Baker International
9635 Granite Ridge Drive
San Diego, California 92123
Contact: Shannon Liska, AICP
March 2025
Addendum to the General Plan EIR
Housing Element Rezoning March 2025
Table of Contents
Introduction 1
Background 1
Project Description 3
Environmental Review Update Checklist Form 6 Addendum to an EIR 9
Environmental Review Update Checklist 10
Land Use 10
Population, Housing, and Employment 11
Aesthetics 12
Transportation and Traffic 13
Air Quality 15
Greenhouse Gas Emissions 20
Noise 20
Geology and Soils 22
Cultural Resources 23
Biological Resources 24
Agricultural and Forestry Resources 26
Mineral Resources 27
Hydrology and Water Quality 27
Hazards and Hazardous Materials 28
Water Supply 30
Wastewater 31
Fire Protection 32
Police Protection 32
School Facilities 33
Parks and Recreational Facilities 34
Solid Waste 35
Electricity and Natural Gas 36
References 38
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
Introduction
The City of Upland (City) proposes to adopt zoning amendments to rezone 261 parcels within the City's boundaries to accommodate the City's Regional Housing Needs Allocation (RHNA). The City, acting as the lead agency for the proposed Project (see Project Description) under the California Environmental Quality Act (CEQA), has prepared this Addendum to the certified Final Program Environmental Impact Report (EIR) for the General Plan Update (GPU), Zoning Code Update, Climate Action Plan, and Cable Airport Land Use Compatibility Plan Update (CALUCP) (GPU EIR, approved Project, State Clearinghouse No. 2012041006), in accordance with CEQA (California Public Resources Code Sections 21000 et seq.) and the State CEQA Guidelines (California Code of Regulations Title 14, Sections 15000 et seq.).
Background
California State law requires each city and county to adopt a comprehensive, long-term general plan. The Upland General Plan is the official policy statement of the City for use by the City Council to guide future private and public development, as well as the City's own operations and decisions.
State law requires that the City ordinances regulating land use be consistent with the General Plan. The City of Upland's Zoning Code, individual project proposals, and other related plans and City ordinances must be consistent with the goals and policies identified in the General Plan.
State law outlines seven mandatory elements that must be included in a General Plan, pertaining to land use, open space, conservation, housing, circulation, noise, and safety. Jurisdictions can elect to adopt additional elements to address relevant issues of community importance (urban design, recreation, public facilities and services, historic preservation, etc.), if desired.
The City's General Plan was adopted in September 2015. Various elements of the General Plan have been subsequently updated, including the Housing Element. The City of Upland's current General Plan consists of the following mandatory and optional elements:
• Housing
• Land Use
• Focus Areas
• Community Character
• Economic Sustainability
• Circulation
• Open Space-Conservation
• Public Facilities
• Healthy Community
• Safety (includes the mandatory noise component)
The State of California requires jurisdictions to update their Housing Element every eight years.
California Government Code Sections 65580-65589.11 outline the necessary requirements and components to be included in the Housing Element to ensure compliance with State law. 1
Addendum to the General Plan EIR
Housing Element Rezoning March 2025
Jurisdictions are required to submit their Housing Elements to the California Department of Housing and Community Development (HCD) for review and for determination of whether the Housing Element achieves substantial compliance with State law. This can be done before or after adoption by the jurisdiction. Once HCD has determined that a Housing Element meets the necessary requirements, it issues a letter of substantial compliance. Throughout preparation of a Housing Element, HCD provides guidance and technical assistance to jurisdictions to assist them in achieving compliance with applicable State laws.
HCD and the California Department of Finance are responsible for assessing the new housing needs of different regions across the State. The City of Upland is located within the San Bernardino County Regional Transit Authority (SBCTA) region of the Southern California Association of Governments (SCAG). The SBCTA region has a cumulative Regional Housing Needs Determination of 138,110 new residential units. The SBCTA has distributed these units to each jurisdiction within the region using a methodology that considers proximity to transit, employment, and opportunity—the RHNA. The City of Upland has been assigned a RHNA of 5,686 residential dwelling units, to be achieved for a range of income categories.
State law requires that a community provide a fair share of sites to allow for and facilitate production of the regional share of housing, assessed through the RHNA. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, the jurisdiction must identify"adequate sites" in its Housing Element. Such sites must be appropriately zoned, sized, and free of constraints that would inhibit future residential development from occurring within the planning cycle.
The City of Upland's 2021-2029 6th Cycle Housing Element was prepared in compliance with State law and in conformance with the Housing Element Guidelines as established by HCD. The Housing Element sets forth the City's overall housing objectives in the form of goals, policies, and programs, and allows for future development of new residential units to meet RHNA requirements identified for the City. The Housing Element identifies rezoning of approximately 157 acres on 261 parcels for a net increase of approximately 3,114 units. These units are counted in addition to the units available under existing zoning to help the City meet its required RHNA of 5,686 units.
The City adopted the 6th Cycle Housing Element update on October 24, 2022.After adoption, the City received another letter from HCD and submitted a round of revisions on February 13, 2024.
HCD provided another comment letter on April 12, 2024. The City then revised the Housing Element, met with HCD on May 1, 2024 to discuss the final revisions, and submitted the final Housing Element for review on May 20, 2024, following a seven-day public review period. HCD provided the City with a letter of conditional compliance on June 17, 2024. The letter states that once the Housing Element is re-adopted by City Council and the rezonings are completed as outlined in the Housing Element, the City will be in full compliance with State law. The letter did not request any further revisions to the Housing Element document. The Housing Element was re-adopted by City Council on September 23, 2024.
No changes are proposed to the 6th Cycle Housing Element with the proposed Project; however, this addendum analyzes the potential environmental effects resulting from the rezoning that would 2
Addendum to the General Plan EIR
Housing Element Rezoning March 2025
allow the potential net increase of 3,114 new units, as identified in the Housing Element through implementation of Program 6. The 6th Cycle Housing Element is included in its entirety as Appendix A, 6th Cycle Housing Element, for reference.
Project Description
The City of Upland is located in the westernmost part of San Bernardino County, California, approximately 35 miles southeast of the City of Los Angeles, at the base of the San Gabriel Mountains. The City encompasses approximately 15 square miles of land generally bounded by the San Gabriel Mountains to the north, Grove Avenue and the Interstate 10 (1-10)freeway to the south, Rancho Cucamonga to the east, and the Los Angeles County line to the west.An additional approximately three square miles (1,969 acres)are located in one unincorporated area within the City's Sphere of Influence.Overall,the City's Planning Area encompasses a total of approximately 18 square miles. Neighboring communities include unincorporated San Bernardino County to the north, the Cities of Montclair and Ontario to the south, the City of Rancho Cucamonga to the east, and the Cities of La Verne and Claremont to the west. Regional access to the City is provided via 1-10, 1-210, and Foothill Boulevard (formerly State Route 66).
The Project affects a total of 261 parcels located throughout the City, as identified in the Housing Element. A total of 261 parcels would be rezoned or upzoned with the proposed Project. The existing maximum capacity of these parcels is 2,163 units. The new maximum capacity, based on the proposed rezoning, is 5,277 units, for an increased capacity of 3,114 new units. However, the Housing Element projects a reasonable buildout of 3,856 units on these parcels, which is 1,693 units greater than existing conditions. The reasonable buildout is the number of units the Housing Element projects as realistic development for each parcel.
A map of the parcels that would be rezoned under the proposed Project is provided in Figure 1:
Rezone and Upzone Parcels. The map shows the parcels to be rezoned and the rezoning action that would take place on each parcel. Of the 261 parcels, 244 already allow housing at some density, and the density would be increased. Seventeen parcels would be rezoned to allow housing where it is not currently allowed, at densities of 30 or 40 dwelling units per acre (du/ac).
The following zone changes are included in the proposed Project as provided in Program 6 of the Housing Element:
• Rezone or upzone 144 parcels 71.89 acres to allow residential uses from 20 to 40 du/acre (including parcels to be in the Transit Overlay Zone) (projected for 544 very low-, 376 low- , 414 moderate-, and 385 above moderate-income, totaling 1,719 units). • Rezone one 0.48-acre parcel to the Citrus Transportation District, allowing up to 55 du/acre (projected for 11 moderate- and 10 above moderate-income units, totaling 21 units).
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
• Rezone or upzone 43 parcels totaling 12.66 acres to allow mixed-use residential up to 30 du/acre(projected for 46 very low-, 30 low-, 64 moderate-, and 49 above moderate-income units, totaling 189 units).
• Rezone or upzone 8 parcels totaling 10.66 acres to RM-20, allowing residential densities up to 20 du/acre (projected for 163 very low-, 109 low-, 18 moderate-, and 16 above moderate-income units, totaling 306 units).
• Rezone or upzone 63 parcels totaling 45.58 acres to RM-30, allowing residential densities from 20 to 30 du/acre (projected for 487 very low-, 327 low-, 131 moderate-, and 116 above moderate-income, totaling 1,061 units).
• Rezone two parcels totaling 15.5 acres to RS-4, allowing densities up to 10 units per acre (projected for 85 moderate- and 84 above moderate-income units, totaling 169 units).
The proposed Project would not directly result in future development on the identified parcels.
Each subsequent proposed development on rezoned sites would be subject to compliance with all federal, State, and local regulations, including a development-specific environmental review as appropriate, including the City of Upland General Plan and Municipal Code and additional evaluation pursuant to CEQA regulations, as required.
The proposed zone changes would not conflict with the City's adopted Climate Action Plan or CALUCP; therefore, those discussions in the GPU EIR remain unchanged with implementation of the proposed Project. No new environmental analysis is required or provided herein relative to potential proposed Project effects on such plans.
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
Legend
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
Environmental Review Update Checklist Form
CEQA Guidelines Sections 15162 through 15164 set forth the criteria for determining the appropriate additional environmental documentation, if any, to be completed when there is a previously adopted Negative Declaration (ND) or a previously certified EIR covering the project for which a subsequent discretionary action is required. This Environmental Review Update Checklist Form has been prepared in accordance with CEQA Guidelines Section 15164(e) to explain the rationale for determining whether any additional environmental documentation is needed for the subject discretionary action.
1. Background on the Previously Certified EIR:
A Program EIR for the City's GPU (GPU EIR, GPU 08-03, Zoning Code Update 08-03, State Clearinghouse Number 2012041006)was certified by the City on September 28, 2015. The certified GPU EIR evaluated potentially significant effects for the following environmental areas of potential concern: (1) Land Use; (2) Population, Housing, and Employment; (3) Aesthetics; (4) Transportation and Traffic; (5) Air Quality; (6) Greenhouse Gas Emissions; (7) Noise; (8) Geology and Soils; (9) Cultural Resources; (10) Biological Resources; (11) Agriculture and Forestry Resources; (12) Mineral Resources (13) Hydrology and Water Quality; (14) Hazards and Hazardous Materials; (15) Water Supply; (16) Wastewater; (17) Fire Protection; (18) Police Protection; (19) School Facilities; (20) Parks and Recreational Facilities; (21) Solid Waste; and (22) Electricity and Natural Gas.
Of these 22 environmental subject areas, it was determined that there would be significant and unavoidable impacts to air quality relative to short-term construction emissions, long- term mobile and stationary source emissions, and cumulative impacts. For the areas in which environmental impacts would remain significant and unavoidable, even with the implementation of mitigation measures, a Statement of Overriding Considerations was adopted pursuant to CEQA Guidelines Sections 15091 and 15093. The previously certified GPU EIR is available at https://www.uplandca.gov/general-plan-map .
2. Lead agency name and address:
City of Upland, Development Services
460 North Euclid Avenue
Upland, CA 91786
Contact: Joshua Winter, Senior Planner
Phone number: (909) 931-4143
Email: [email protected]
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
3. Project applicant's name and address:
City of Upland, Development Services
460 North Euclid Avenue
Upland, CA 91786
4. Summary of the activities authorized by present permit/entitlement application(s):
The project does not include any permit and/or entitlement applications.
5. Does the project for which a subsequent discretionary action is now proposed differ in any way from the previously approved project?
YES NO
El
In accordance with State law (Government Code Sections 65583 and 65302), the City of Upland has prepared an update to its General Plan Housing Element. The updated Housing Element adopted by the City Council identified 261 parcels that needed to be rezoned to allow for increased housing. The proposed Project is the rezoning of these parcels as outlined in the adopted Housing Element.
6. SUBJECT AREAS DETERMINED TO HAVE NEW OR SUBSTANTIALLY MORE SEVERE
SIGNIFICANT ENVIRONMENTAL EFFECTS COMPARED TO THOSE IDENTIFIED IN THE PREVIOUS ND OR EIR.
The subject areas checked below were determined to be new significant environmental effects or to be previously identified effects that have a substantial increase in severity either due to a change in project, change in circumstances or new information of substantial importance, as indicated by the checklist and discussion on the following pages.
NONE
❑ Land Use ❑ Population, Housing, and ❑ Aesthetics Employment
❑ Transportation and Traffic ❑ Air Quality ❑ Greenhouse Gas Emissions ❑ Noise ❑ Geology and Soils ❑ Cultural Resources ❑ Biological Resources ❑ Agriculture and Forestry ❑ Mineral Resources Resources
❑ Hydrology and Water Quality ❑ Hazards and Hazardous Materials ❑ Water Supply ❑ Wastewater ❑ Fire Protection ❑ Police Protection ❑ School Facilities ❑ Parks and Recreational Facilities ❑ Solid Waste ❑ Electricity and Natural Gas
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
DETERMINATION:
On the basis of this analysis, Planning & Development Services has determined that:
No substantial changes are proposed in the project and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous EIR or ND due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Also, there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, the previously adopted ND or previously certified EIR is adequate.
❑ No substantial changes are proposed in the project and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous EIR or ND due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Also, there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, because the project is a residential project in conformance with, and pursuant to, a Specific Plan with a EIR completed after January 1, 1980, the project is exempt pursuant to CEQA Guidelines Section 15182.
❑ Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous ND due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance,"as that term is used in CEQA Guidelines Section 15162(a)(3). However all new significant environmental effects or a substantial increase in severity of previously identified significant effects are clearly avoidable through the incorporation of mitigation measures agreed to by the project applicant. Therefore, a SUBSEQUENT ND is required.
❑ Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous ND or EIR due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance,"as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, a SUBSEQUENT or SUPPLEMENTAL EIR is required.
Signature Date
Print Name Title
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
Addendum to an EIR
CEQA Guidelines Sections 15162 through 15164 set forth the criteria for determining the appropriate additional environmental documentation, if any, to be completed when there is a previously adopted ND or a previously certified EIR for the project.
CEQA Guidelines Section 15162(a) and 15163 state that when an ND has been adopted or an EIR certified for a project, no Subsequent or Supplemental EIR or Subsequent Negative Declaration shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole public record, one or more of the following:
1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or Negative Declaration; or
b. Significant effects previously examined will be substantially more severe than shown in the previously adopted Negative Declaration or previously certified EIR; or
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous Negative Declaration or EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
CEQA Guidelines Section 15164(a) states that the lead agency or responsible agency shall prepare an Addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a Subsequent or Supplemental EIR have occurred.
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Addendum to the General Plan EIR
Housing Element Rezoning March 2025
CEQA Guidelines Section 15164(b)states that an Addendum to a previously adopted ND may be prepared if only minor technical changes or additions are necessary. If the factors listed in CEQA Guidelines Sections 15162, 15163, or 15164 have not occurred or are not met, no changes to the previously certified EIR or previously adopted ND are necessary.
The following responses detail any changes in the Project, changes in circumstances under which the Project is undertaken, and/or"new information of substantial importance"that may cause one or more effects to environmental resources. The responses support the "Determination," above, as to the type of environmental documentation required, if any.
Environmental Review Update Checklist
Land Use
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance"that cause one or more effects to land use and planning, including physically dividing an established community, conflicts with federal or State regulations, conflicts with SCAG's 2012- 2035 Regional Transportation Plan/Sustainable Communities Strategy goals and adopted growth forecast, conflicts with the CALUCP, or resulting in land use conflicts? YES NO
❑ �
Summary of the Certified EIR
The GPU EIR determined that impacts associated with land use would be less than significant.
No mitigation measures were identified. It was determined that the approved Project would not conflict with applicable land use plans, policies, or regulations, or result in land use conflicts.
Implementation of General Plan policies and actions and the Zoning Code update and CALUCP standards and guidelines as identified in the GPU EIR would ensure impacts relative to land use were less than significant.
Impacts Associated with the Proposed Project
The proposed Project would rezone 261 parcels, as identified in the adopted Housing Element, to accommodate the City's RHNA allocation as provided by SCAG. Rezoning would ensure that the zoning of affected parcels is reflective and accurate as identified in the City's Housing Element and that there are no conflicts between the General Plan and zoning classification of parcels.
Additionally, rezoning would ensure the City can accommodate the adopted growth forecast in SCAG's 2012-2035 Regional Transportation Plan/Sustainable Communities Strategy. The proposed Project would not directly result in future development on the identified sites. Each individual proposed development on rezoned sites would be subject to compliance with federal, State, and local regulations, including the City of Upland General Plan and Municipal Code and additional evaluation pursuant to CEQA regulations, as required. 10
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Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects(direct or indirect)to land use, beyond those previously analyzed.
No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Population, Housing, and Employment
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in one or more effects to population and housing including inducing substantial population growth in the planning area, or displacing substantial numbers of people, necessitating the construction of replacement housing elsewhere? YES NO
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Summary of the Certified EIR
The GPU EIR determined that impacts associated with population, housing, and employment would be less than significant. No mitigation measures were identified. The GPU EIR noted that population projections would comply with SCAG growth forecasts and that future development would be subject to implementation of General Plan 2035 policies and actions.
Impacts Associated with the Proposed Project
The proposed Project would implement rezoning as identified in the adopted Housing Element, which provides zoning for the RHNA as allocated by SCAG. The proposed Project would not directly result in future development on the identified sites. The proposed Project would accommodate population growth as projected by SCAG for the City and region, and thus would not induce substantial population growth. The proposed Project would result in an increased residential development capacity of 3,114 dwelling units within the Planning Area. Additionally, the Housing Element includes policies and programs to ensure there is no displacement or net loss of housing units throughout the 2021-2029 planning period.
Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to population, housing, and employment, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required. 11
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Aesthetics
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance"that cause one or more effects to aesthetic resources, including scenic vistas; scenic resources including, but not limited to, trees, rock outcroppings, or historic buildings within a State scenic highway; existing visual character or quality of the site and its surroundings; creating new sources of light/glare that could adversely affect views in the area; and/or creating new sources of shade and shadows that could adversely affect adjacent land uses? YES NO
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Summary of the Certified EIR
The GPU EIR determined that impacts to aesthetics would be less than significant with implementation of mitigation measures AES-1 through AES-3, in addition to compliance with the General Plan policies,the Zoning Code update, CALUCP standards and guidelines, and the City's Lighting Ordinance. Mitigation measures AES-1 through AES-3 were included to reduce potential impacts associated with the visual character of development and its immediate surroundings. The GPU EIR noted that since the exact nature of future development is unknown, individual projects may require site-specific evaluation of impacts to aesthetics on a case-by-case basis, pursuant to CEQA requirements. Furthermore, additional mitigation measures may be needed at the time of development depending on a future development's location, nature, and project design.
Mitigation measures identified to reduce potential impacts to aesthetic resources are as follows:
AES-1 For future development located in or immediately adjacent to residentially zoned properties, construction documents shall include language that requires all construction contractors to strictly control the staging of construction equipment and the cleanliness of construction equipment stored or driven beyond the limits of the construction work area. Construction equipment shall be parked and staged within the project site, as distant from the residential use, as reasonably possible.
Staging areas shall be screened from view from residential properties.
AES-2 Construction documents shall include language requiring that construction vehicles be kept clean and free of mud and dust prior to leaving the development site. Streets surrounding the development site shall be swept daily and maintained free of dirt and debris.
AES-3 Construction worker parking may be located off-site with prior approval by the City.
On-street parking of construction worker vehicles on residential streets shall be prohibited.
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Impacts Associated with the Proposed Protect
The proposed Project would not directly result in future development on the identified sites. Any future development on the rezoned sites would be subject to City development standards, design review process, and any other applicable City standards regarding aesthetics. Additionally, as noted in the GPU EIR, individual development projects would be subject to project-specific development and planning review, including adherence to standards for community design and visual quality, and implementation of mitigation measures AES-1 through AES-3, as appropriate.
Subsequent development applications would be required to conform to zoning, design standards, and other regulations concerning aesthetic resources. Therefore, impacts relative to aesthetics would be less than significant with mitigation incorporated, consistent with that previously identified in the GPU EIR.
Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to aesthetics, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Transportation and Traffic
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance"that cause effects to transportation/traffic, including conflicts with an Applicable Plan, Ordinance, or Policy establishing measures of effectiveness for intersection and roadways; conflicts with the San Bernardino County Congestion Management Program; resulting in inadequate design features of incompatible uses; resulting in inadequate emergency access; or conflicts with the performance and/or planned transit system serving the area and/or conflicts with adopted transit, bicycle, or pedestrian policies, plans, or programs? YES NO
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Summary of the Certified EIR
The GPU EIR determined that impacts to transportation and traffic would be less than significant with incorporation of mitigation measure TRA-1, as provided below. The GPU EIR noted that since the exact nature of future development is unknown, individual projects may require site- specific assessments of impacts to traffic on a case-by-case basis. Furthermore, additional mitigation measures may be needed at the time of individual parcel development depending on a development's location, intensity, trip distribution characteristics, and project design. 13
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The mitigation measure identified to reduce potential impacts to transportation/traffic is as follows:
TRA-1: Prior to issuance of each Building Permit, future development projects that are determined through preparation of a Traffic Impact Analysis (Policy CIR-1.5) to impact the specific intersection, shall make a fair contribution toward implementation of the following improvements. These development projects shall be required to contribute to the implementation of mitigation measure, including but not limited to those identified in the General Plan EIR, by the payment of fair share costs, constructing the required improvement, providing right-of-way, or other actions as required by the City.
• 16th Street(Baseline)/Benson Avenue (AM) Intersection: The eastbound thru- right lane shall be split to provide a separate eastbound right turn lane and optimize the signal timing at this intersection. Additional right-of-way shall be acquired to accommodate this improvement.
• 16th Street (Baseline)/Mountain Avenue (PM) Intersection: The intersection cycle length and splits shall be optimized to provide more time to the left turn approach.
• Foothill Boulevard/Mountain Avenue (PM) Intersection: The intersection splits shall be optimized to provide more time at the eastbound and westbound approaches.
• Foothill Boulevard/Euclid Avenue (PM) Intersection: The intersection splits shall be optimized to provide more time at the eastbound and westbound approaches.
• 8th Street/Campus Avenue (AM and PM) Intersection: A traffic signal shall be installed at this location.
• I-10 EB Ramps/Mountain (PM) Intersection: The intersection cycle length and splits shall be optimized at this intersection.
• 1-10 WB Off Ramp/Second Avenue (AM and PM) Intersection: A traffic signal shall be installed at this location. This has been recently completed. • 1-10 EB Ramps/Euclid Avenue (AM) Intersection: The intersection splits shall be optimized to provide more time at the eastbound and westbound approaches.
Impacts Associated with the Proposed Project
The proposed Project would not directly result in development that would have the potential to impact transportation/traffic conditions at this time. Any future development on the rezoned sites would be subject to additional project-specific evaluation of potential impact to traffic at the time of application. Additionally, as noted in the GPU EIR, individual development projects would be subject to project-specific development and planning review, and subject to standards including the above mitigation measure TRA-1, as applicable, and General Plan 2035 policies and actions. 14
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Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to transportation/traffic, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Air Quality
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance"that cause one or more effects to air quality,including increased citywide construction activities under the Project that would considerably increase criteria pollutants, and thus, violate Air Quality Standards; increased mobile and stationary source emissions which would exceed South Coast Air Quality Management District (SCAQMD) Air Quality Standards; creation of objectionable odors affecting a substantial number of people; exposing sensitive receptors to substantial pollutant concentrations associated with carbon monoxide hotspots, which could exceed SCAQMD standards; or conflicting with or hindering the implementation of the SCAG's Comprehensive Plan Guidelines and the SCAQMD's Air Quality Management Plan? YES NO
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Summary of the Certified EIR
The GPU EIR determined that air quality impacts would be less than significant relative to conflicts with objectionable odors,carbon monoxide hotspots, and the SCAQMD's Air Quality Management Plan. However, impacts associated with air quality violations and non-attainment criteria pollutants were determined to be significant and unavoidable even with the incorporation of mitigation measures AQ-1 through AQ-14 due to the magnitude of development expected by the approved Project. As such, a Statement of Overriding Considerations was adopted for air quality pursuant to CEQA Guidelines Sections 15091 and 15093.
Mitigation measures AQ-1 through AQ-14 were identified to help reduce individual development projects impacts to air quality, depending on the specific air quality impacts of the future projects at the time of development. Mitigation measures identified to reduce potential impacts to air quality are as follows:
AQ-1 Prior to issuance of any Grading Permit, the Development Services Director and the Engineering/Land Development Division shall confirm that the Grading Plan, Building Plans, and specifications stipulate that, in compliance with SCAQMD Rule 403, excessive fugitive dust emissions shall be controlled by regular watering or other dust prevention measures, as specified in the SCAQMD's Rules and 15
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Regulations. In addition, SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off-site.
Implementation of the following measures would reduce short-term fugitive dust impacts on nearby sensitive receptors:
• All active portions of the construction site shall be watered twice daily to prevent excessive amounts of dust;
• Non-toxic soil stabilizers shall be applied to all inactive construction areas (previously graded areas inactive for 20 days or more, assuming no rain), according to manufacturers' specifications;
• All excavating and grading operations shall be suspended when wind gusts (as instantaneous gust) exceed 25 miles per hour;
• On-site vehicle speed shall be limited to 15 miles per hour; • All on-site roads shall be paved as soon as feasible, watered twice daily, or chemically stabilized;
• Visible dust shall not cross the property line;
• All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust prior to departing the job site; • Track-out devices shall be used at all construction site access points; • All delivery truck tires shall be watered down and/or scraped down prior to departing the job site;
• A construction relations officer shall be appointed to act as a community liaison concerning on-site construction activity including resolution of issues related to fugitive dust generation;
• Streets shall be swept at the end of the day if visible soil material is carried onto adjacent paved public roads and use of SCAQMD Rule 1186 and 1186.1 certified street sweepers or roadway; and
• Replace ground cover in disturbed areas as quickly as possible.
AQ-2 All trucks that are to haul excavated or graded material on-site shall comply with State Vehicle Code Section 23114 (Spilling Loads on Highways), with special attention to Sections 23114(b)(F), (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads. Prior to the issuance of grading permits, the Applicant shall demonstrate to the City how the project operations subject to that specification during hauling activities shall comply with the provisions set forth in Sections 23114(b)(F), (e)(4).
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AQ-3 Prior to issuance of any Building Permit, the Development Services Director and the Engineering/Land Development Division shall confirm that the Building Plans and specifications include the following measures to reduce VOC emissions resulting from application of architectural coatings:
• Contractors shall use high-volume-low-pressure (HVLP) paint applicators with a minimum transfer efficiency of at least 50 percent;
• Use required coatings and solvents with a VOC content lower than required under Rule 1113;
• Construct/build with materials that do not require painting; and • Use pre-painted construction materials.
AQ-4 Prior to issuance of any Grading Permit, the Development Services Director and the Engineering/Land Development Division shall confirm that the Grading Plan, Building Plans and specifications stipulate that ozone precursor emissions from construction equipment vehicles shall be controlled by maintaining equipment engines in good condition and in proper tune per manufacturer's specifications, to the satisfaction of the City Engineer. Equipment maintenance records and equipment design specifications data sheets shall be kept on site during construction. The City Inspector shall be responsible for ensuring that contractors comply with this measure during construction.
AQ-5 Electricity from power poles shall be used instead of temporary diesel or gasoline- powered generators to reduce the associated emissions. Approval shall be required by the City Building and Safety Division prior to issuance of grading permits.
AQ-6 Each individual implementing development project shall submit a traffic control plan prior to the issuance of a grading permit. The traffic control plan shall describe in detail safe detours and provide temporary traffic control during construction activities for that project. To reduce traffic congestion, the plan shall include, as necessary, appropriate, and practicable, the following: temporary traffic controls such as a flag person during all phases of construction to maintain smooth traffic flow, dedicated turn lanes for movement of construction trucks and equipment on- and off-site, scheduling of construction activities that affect traffic flow on the arterial system to off-peak hour, consolidating truck deliveries, rerouting of construction trucks away from congested streets or sensitive receptors, and/or signal synchronization to improve traffic flow.
AQ-7 Building and grading permits shall include a general note that restricts idling of construction equipment on site to no more than five minutes. 17
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AQ-8 Proposed development projects that are not exempt from CEQA shall have construction-related air quality impacts analyzed using the latest available air emissions model, or other analytical method determined in conjunction with the SCAQMD. The results of the construction-related air quality impacts analysis shall be included in the development project's CEQA documentation. To address potential localized impacts, the air quality analysis may incorporate SCAQMD's Localized Significance Threshold analysis or other appropriate analyses as determined in conjunction with SCAQMD. If such analyses identify potentially significant regional or local air quality impacts, the City shall require the incorporation of appropriate mitigation to reduce such impacts.
AQ-9 Prior to issuance of Building Permits, the Development Services Director and the Engineering/Land Development Division shall confirm that the Building Plans, and specifications stipulate that proposed developments within the City shall include, to the extent feasible, the following measures:
• All residential and commercial structures shall be required to incorporate high efficiency/low polluting heating, air conditioning, appliances, and water heaters. • All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping.
• All new residential, commercial, and industrial structures shall be required to incorporate light colored roofing materials where it would not conflict with other design objectives.
AQ-10 Future development projects within the City that include employers with 250 employees or more shall comply with SCAQMD Rule 2202, which requires the implementation of employee commute reduction programs.
AQ-11 To identify potential implementing development project-specific impacts resulting from operational activities, proposed development projects that are not exempt from CEQA shall have long-term operational-related air quality impacts analyzed using the latest available air emissions model, or other analytical method determined in conjunction with the SCAQMD (only for projects that are subject to a discretionary action and that require a General Plan amendment and/or Zone Change). The results of the operational-related air quality impacts analysis shall be included in the development project's CEQA documentation. To address potential localized impacts, the air quality analysis may incorporate SCAQMD's Localized Significance Threshold analysis, CO Hot Spot analysis or other appropriate analyses as determined in conjunction with SCAQMD. If such analyses identify potentially significant regional or local air quality impacts, the City shall require the incorporation of appropriate mitigation to reduce such impacts. 18
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AQ-12 Prior to the issuance of Building Permits, the Development Services Director and the Engineering/Land Development Division shall confirm that the Building Plans and specifications require signage to be posted at loading docks and all entrances to loading areas prohibiting all on-site truck idling in excess of five minutes.
AQ-13 New sensitive land uses such as residential, schools, hospitals, medical offices, day care facilities, and fire stations to be located within the City shall not be located closer than 500 feet to the 1-10 or SR-210 freeways, pursuant to the recommendations set forth in the CARB Air Quality and Land Use Handbook. If new sensitive land uses cannot meet this setback, they shall be designed and conditioned to include mechanical ventilation systems with fresh air filtration. For operable windows or other sources of ambient air filtration, installation of a central heating, ventilation, and air conditioning (HVAC) system that includes high efficiency filters for particulates (Minimum Efficiency Reporting Value [MERV] 13 or higher) or other similarly effective systems shall be required.
AQ-14 New sensitive land uses such as residential, schools, hospitals, medical offices, day care facilities, and fire stations shall not be located closer than 1,000 feet from any existing or proposed distribution center/warehouse facility which generates a minimum of 100 truck trips per day, or 40 truck trips with transport refrigeration units (TRUs) per day, or TRU operations exceeding 300 hours per week, pursuant to the recommendations set forth in the CARB Air Quality and Land . Use Handbook. If new sensitive land uses cannot meet this setback, they shall be designed and conditioned to include mechanical ventilation systems with fresh air filtration. For operable windows or other sources of ambient air filtration, installation of a central heating, ventilation, and air conditioning (HVAC) system that includes high efficiency filters for particulates (Minimum Efficiency Reporting Value [MERV] 13 or higher) or other similarly effective systems shall be required.
Impacts Associated with the Proposed Project
Similar to that noted in the GPU EIR,the exact location, timing, and amount of future development on the parcels identified to be rezoned is not currently known. Any future development would be subject to additional project-specific evaluation of potential impacts to air quality at the time of application. Additionally, as noted in the GPU EIR, individual development projects would be subject to project-specific development and planning review, including adherence to SCAQMD air quality standards and incorporation the above mitigation measures A-1 through AQ-14, as appropriate.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to air quality beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
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Greenhouse Gas Emissions
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in one or more effects associated with greenhouse gas (GHG) emissions, including generating GHG emissions by development associated with project implementation that would have a significant impact on the environment, and/or conflicting with an applicable GHG reduction plan, policy, or regulation?
YES NO
►1
Summary of the Certified EIR
The GPU EIR determined that impacts associated with GHG emissions and global climate change would be less than significant. No mitigation measures were identified. The GPU EIR states that the implementation strategies in the City's Climate Action Plan would allow the City to meet its reduced GHG reduction target. The GPU EIR was determined to be in compliance with the requirements of Assembly Bill (AB) 32 which sets statewide GHG emissions reduction targets, and to result in less than significant impacts relative to potential effects of global climate change, in particular with regard to effects of global climate change on water supply, wildfires, energy needs, and public health.
Impacts Associated with the Proposed Project
Similar to that noted in the GPU EIR,the exact location, timing, and amount of future development on the parcels identified to be rezoned is not currently known. Any future development would be subject to additional project-specific evaluation of potential impacts relative to GHG emissions at the time of application. Future development would be subject to the relevant General Plan policies and actions as provided in the GPU EIR as well as the City's Building Code and Climate Action Plan, which would ensure that impacts related to GHG emissions would be less than significant and consistent with those previously identified in the GPU EIR.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) related to GHG emissions beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Noise
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in one or more effects from noise, including generation of noise levels in 20
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excess of established standards; generating or exposing persons or structures to excess groundborne vibration due to construction activities; contributing to an exceedance of the City's noise standards resulting in potential noise impacts to sensitive receptors;and/or exposing people residing or working in the project area to excessive airport-related noise levels? YES NO
Summary of the Certified EIR
The GPU EIR determined that noise impacts would be less than significant with implementation of mitigation measure NOI-1. The GPU EIR states that compliance with the CALUCP, Upland Noise Ordinance and Municipal Code, and General Plan policies and actions would help reduce potential impacts related to noise to less than significant levels. Furthermore, as noted in the GPU EIR, site-specific proposals would require individual assessments of potential noise impacts at the time of application and would be subject to the relevant General Plan policies and actions as provided in the GPU EIR as well as mitigation measure NOI-1.
The mitigation measure identified to reduce potential impacts related to noise is as follows:
NOI-1: During construction, the City shall require future developments to implement the following measure to reduce the potential for human annoyance and architectural/structural damage resulting from elevated groundborne noise and vibration levels.
• Pile driving within a 50-foot radius of historic structures shall utilize alternative installation methods where possible (e.g., pile cushioning,jetting, predrilling, cast- in-place systems, resonance-free vibratory pile drivers). • The preexisting condition of all designated historic buildings within a 50-foot radius of proposed construction activities shall be evaluated during a preconstruction survey. The preconstruction survey shall determine conditions that exist before construction begins for use in evaluating damage caused by construction activities.
Fixtures and finishes within a 50-foot radius of construction activities susceptible to damage shall be documented (photographically and in writing) prior to construction. All damage shall be repaired back to its preexisting condition. • Vibration monitoring shall be conducted prior to and during pile driving operations occurring within 100 feet of the historic structures. Every attempt shall be made to limit construction-generated vibration levels in accordance with Caftans recommendations during pile driving and impact activities in the vicinity of the historic structures.
Impacts Associated with the Proposed Project
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Similar to that noted in the GPU EIR, the exact location, timing, and amount of future development on the parcels identified to be rezoned is not currently known. Any future development would be subject to additional project-specific evaluation of potential impacts related to noise at the time of application. Future development would be subject to the relevant General Plan policies and actions as provided in the GPU EIR as well as the City's Noise Ordinance and Municipal Code, and mitigation measure NOI-1, as appropriate, which would ensure that noise impacts would be less than significant and consistent with those previously identified in the GPU EIR.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) related to noise, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Geology and Soils
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance"that result in one or more effects from geology and soils, including exposure of people and structures to potential substantial adverse effects involving fault ruptures or strong seismic groundshaking; resulting in substantial erosion or the loss of topsoil; and/or exposing people and structures to potential substantial adverse effects from ground failure, unstable geologic units/soils, and expansive soils?
YES NO
❑ 1
Summary of the Certified EIR
The GPU EIR determined that impacts to geology and soils would be less than significant. No mitigation measures were identified. Compliance with the City's Building Code, best civil engineering practices, and General Plan 2035 goals and policies would reduce impacts to geology and soils to less than significant levels. Future construction would be subject to compliance with the National Pollutant Discharge Elimination System associated permit requirements and SCAQMD's construction emission rules.
Impacts Associated with the Proposed Project
The proposed Project would not directly result in future development on the identified sites. Similar to that noted in the GPU EIR, the exact location, timing, and amount of future on the parcels identified to be rezoned is not currently known. Any future development would be subject to additional evaluation of potential impacts related to geology and soils at the time of application.
Future development would be subject to the relevant General Plan policies and actions as provided in the GPU EIR as well as the City's Building Code, the National Pollutant Discharge 22
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Elimination System permitting requirements, and SCAQMD regulations, which would ensure that impacts to geology and soils would be less than significant and consistent with those previously identified in the GPU EIR.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect)to geology and soils, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Cultural Resources
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that cause one or more effects to cultural resources, including causing a substantial adverse change in the significance of a historical resource; causing a substantial adverse change in the significance of an archaeological resource; directly or indirectly impacting a unique paleontological resource or site, and/or disturbing human remains, including those interred outside of formal cemeteries?
YES NO
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Summary of the Certified EIR
The GPU EIR determined that impacts to cultural resources would be less than significant;with implementation of mitigation measure CR-1. Mitigation measure CR-1 was identified to address potential impacts to archaeological and paleontological resources. Furthermore, the GPU' EIR states that site-specific proposals would require individual assessments of potential impact to cultural resources at the time of application and would be subject to the implementation of relevant General Plan policies and actions as provided in the GPU EIR, as well as applicable local, State, and federal regulations that would ensure impacts to cultural resources would be less than significant.
The mitigation measure identified to reduce potential impacts related to cultural resources is as follows:
CR-1 In the event that cultural resources (archeological or paleontological) are unearthed during excavation and grading activities of any future development project, the contractor shall cease all earth-disturbing activities within a 100-meter radius of the area of discovery and retain a qualified archaeologist/paleontologist to evaluate the significance of the finding and appropriate course of action.
Salvage operation requirements pursuant to Section 15064.5 of the CEQA 23
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Guidelines shall be followed. After the find has been appropriately mitigated, work in the area may resume.
Impacts Associated with the Proposed Project
The proposed Project would result in additional land zoned for higher-density housing uses on 261 parcels in the City. No parcels affected by the proposed Project are currently listed on the National Register of Historic Places or California Register of Historical Resources. The majority of the parcels are outside any of the identified historic districts in the City.
The proposed Project would not directly result in future development on the identified sites. Similar to that noted in the GPU EIR, the exact location, timing, and amount of future development on the parcels identified to be rezoned is not currently known. Any future development would be subject to additional evaluation of potential impacts to cultural resources at the time of application. Future development would be subject to relevant General Plan policies and actions as provided in the GPU EIR as well as mitigation measure.CR-1, as appropriate, and applicable federal and State regulatory frameworks. Compliance with such measures would ensure that impacts to cultural resources would be less than significant.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect)to cultural resources, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Biological Resources
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial • importance" that cause one or more effects to biological resources, including causing an adverse effect, either directly or through habitat modifications, on species; having an adverse effect on a sensitive vegetation community, including riparian habitat and federally protected wetlands; and/or interfering with the movement of a native resident or migratory wildlife species? YES NO
Summary of the Certified EIR
The GPU EIR determined that impacts to biological resources would be less than significant with implementation of mitigation measures BIO-1 through BIO-4. Mitigation measures BIO-1 through BIO-4 pertain to impacts on special-status species, riparian habitat, federally protected wetlands, and migratory bird species. Per the GPU EIR, there are no significant wildlife corridors in the City.
The.GPU EIR states that development is anticipated to occur throughout the City. Furthermore, 24
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the GPU EIR indicates that site-specific proposals would require individual assessments of potential impact to biological resources at the time of application and would be subject to the relevant General Plan policies and actions as provided in the GPU EIR.
Mitigation measures identified to reduce potential impacts related to biological resources are as follows:
BIO-1 Prior to an application being deemed complete for future development projects in known or suspected habitat areas, a Biological Resources Assessment shall.be conducted by a qualified Biologist, in order to determine the potential presence/ absence of candidate, sensitive, or special status species, as well as the presence/ absence of habitat that would support these species.
BIO-2 Prior to any ground disturbance and if deemed necessary by the site-specific Biological Resources Assessment, a Focused Survey of the proposed development site shall be conducted by a qualified Biologist to determine the presence/absence of sensitive plant and wildlife species that are federally- or state-listed as endangered or threatened, having moderate to high potential for occurrence on the proposed development site.
BIO-3 Prior to any ground disturbance and if deemed necessary by the site-specific Biological Resources Assessment, a pre-construction Burrowing Owl Survey of the proposed development site shall be conducted to determine the presence/absence of the burrowing owl. The Survey shall be conducted by a qualified Biologist according to the standard protocol established in the Staff Report on Burrowing Owl Mitigation (California Department of Fish and Game [Wildlife], March 7, 2012).
If burrowing owls are determined to be present on the development site, mitigation for potential impacts to owls shall follow the guidelines outlined in the Staff Report, including passive relocation during the non-breeding season.
BIO-4 To the extent feasible, all vegetation removal activities shall be scheduled outside the nesting season (typically February 15 to August 15)to avoid potential impacts to nesting birds. However, if initial vegetation removal occurs during the nesting season, all suitable habitat shall be thoroughly surveyed for the presence of nesting birds by a qualified biologist prior to commencement of clearing. If any active nests are detected, a buffer of at least 100 feet (300 feet for raptors)'shall be delineated, flagged, and avoided until the nesting cycle is complete as determined by the biological monitor to minimize impacts.
Impacts Associated with the Proposed Project
The proposed Project would result in additional land zoned for higher-density housing uses.
However, the proposed Project would not directly result in future development on the identified sites. Similar to that noted in the GPU EIR, the exact location, timing, and amount of future development is not currently known. Many of the parcels to be rezoned currently allow housing. 25
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Housing Element Rezoning March 2025
Any future development on the rezoned sites would be subject to additional evaluation of potential impacts to biological resources at the time of application and would be subject to the relevant General Plan policies and actions as provided in the GPU EIR as well as mitigation measures BIO-1 through BIO-4, as appropriate. Therefore, impacts to biological resources would be less than significant with implementation of mitigation measures BIO-1 through BIO-4.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to biological resources, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Agricultural and Forestry Resources
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that cause one or more effects to agricultural resources, including conversion of important farmlands to a non-agricultural use or conflicts with land zoned for an existing agricultural use or a Williamson Act contract?
YES NO
U
Summary of the Certified EIR
The GPU EIR determined that impacts to agricultural resources would be less than significant.
The GPU EIR redesignated Prime and Unique farmland to new zoning designations that allowed for urban land uses that were consistent with the existing General Plan at the time. The GPU replaced existing agricultural zones with urban uses for surface water storage. The GPU EIR noted that there are no Williamson Act contract lands in the City and no land within the City is designated for continued agricultural production. No mitigation measures were identified.
Impacts Associated with the Proposed Project
The proposed Project allows for revised zoning on 261 parcels as outlined in the City's Housing Element. The affected parcels do not have existing agricultural zoning or uses. None of the affected parcels are designated farmland by the California Department of Conversation's Important Farmland Finder.
The proposed Project would not directly result in future development on the identified sites. As noted in the GPU EIR, individual development projects would be subject to project-specific development and planning review, including adherence to applicable State and local standards for the protection of agricultural resources. Therefore, impacts relative to agricultural resources would be less than significant.
26
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Housing Element Rezoning March 2025
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects(direct or indirect)to agricultural and forestry resources, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Mineral Resources
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that cause one or more effects to mineral resources, including the loss of availability of a known mineral resource that would be of value to the region and the residents of the State, and/or the loss of a locally important mineral resource recovery site delineated on the Upland General Plan Land Use Map or official Zoning Map?
YES NO
❑ //
Summary of the Certified EIR
The GPU EIR determined that impacts to mineral resources would be less than significant with the implementation of General Plan policies and actions. The Zoning Code update completed in the GPU EIR zoned the City's mineral sectors with the Mining (M) and Open Space (OS) classifications. No mitigation measures were identified.
Impacts Associated with the Proposed Project
The proposed Project would not directly result in future development on the identified sites.
Rather, the proposed Project would allow increased residential density on 261 parcels in the City.
None of the identified parcels have a M or OS zoning designation. No changes to the City's existing mining uses are proposed.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects(direct or indirect)to mineral resources, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Hydrology and Water Quality
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that cause one or more effects to hydrology and water quality, including violation of 27
Addendum to the General Plan EIR
Housing Element Rezoning March 2025
any waste discharge requirements; substantially depleting groundwater supplies or interfering with groundwater recharge; altering drainage patterns or capacity; placing housing or other structures within a 100-year flood hazard area; resulting in people or structures being located in a dam inundation area; or resulting in inundation by seiche, tsunami, or mudflow? YES NO
❑
Summary of the Certified EIR
The GPU EIR determined that impacts related to hydrology, drainage, and water quality would be less than significant with compliance with federal, State, and local existing regulatory framework and the Upland Municipal Code, and implementation of the General Plan 2035 policies and actions. Additionally, the GPU EIR noted that all future development would be subject to project- specific review to ensure it would not alter drainage patterns. There are no parcels in Upland located in a 100-year flood hazard area and, due to the distance inland from the Pacific coast,the City would not experience a tsunami or tidal wave. No mitigation measures were identified.
Impacts Associated with the Proposed Project
The proposed Project would not directly result in future development on the identified sites. The proposed Project would rezone specific parcels identified for housing and other uses to allow future development of housing at a higher density. No new parcels that were not considered in the GPU EIR analysis are included with the proposed Project. Future development would be reviewed on a project-by-project basis to ensure compliance with General Plan policies and actions, the Upland Municipal Code, and applicable federal, State, and local regulatory policies.
Thus, impacts to hydrology and water quality would be less than significant.
Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken,:and/or "new information of substantial importance" that would cause one or more effects (direct or indirect)to hydrology and water quality, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Hazards and Hazardous Materials
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in one or more effects from hazards and hazardous materials, including creation of a significant hazard to the public or the environment through the routine transport, storage, use, or disposal of hazardous materials or wastes; creation of a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving 28
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the release of hazardous materials into the environment; location on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5, thus creating a hazard to the public or the environment; resulting in a safety hazard for people residing or working in the Project area as related to airport hazards; conflicts with an adopted emergency response plan or emergency evacuation plan; and/or exposure of people or structures to a significant risk involving wildland fires?
YES NO
❑ ��
Summary of the Certified EIR
The GPU EIR determined that impacts to hazards and hazardous materials would be less than significant. The GPU EIR did not include any specific development projects, so no specific type of hazard associated with the use of hazardous materials was identified. However, the GPU EIR noted that future nonresidential development in the City may require or engage in operations that involve the generation, use, storage, or transport of hazardous materials, and identified applicable General Plan policies and goals to minimize exposure related to the generation, storage, use, and/or transport of hazardous materials.The GPU EIR determined that the level of risk associated with the release of hazardous materials would be determined on a project-by-project basis and that compliance with appropriate federal, State, and local regulatory agency requirements would minimize potential impacts related to the release of hazardous materials.
The GPU EIR determined that there were no listed properties in the City on the Cortese List, compiled pursuant to Government Code Section 65962.5.
Furthermore, the GPU EIR determined that implementation of the CALUCP, General Plan 2035 policies and actions, and Zoning Code update regulations would ensure that the Project would result in a less than significant safety hazard pertaining to airport safety for people residing and/or working in the Project area.
The GPU EIR determined that there would be no interference with an adopted emergency response or evacuation plan as no changes were proposed to the City's Emergency Operations Plan and General Plan goals and policies are designed to protect residents to the maximum extent possible.
The GPU EIR determined that compliance with the Uniform Fire Code, established regulatory framework, and Zoning Code update, and implementation of the General Plan 2035 policies and actions,would ensure that no people or structures would be exposed to a significant risk involving wildland fires.
Impacts Associated with the Proposed Project
The proposed Project would not directly result in future development on the identified sites. Four of the parcels are located in a Very High Fire Hazard Severity Zone as documented in the City's 29
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Housing Element Rezoning March 2025
Housing Element update. Future housing development on the affected parcels would be subject to future City review for compliance with applicable Upland General Plan goals and policies, State law, and Upland Fire Code as discussed in the GPU EIR. The rezoned parcels currently allow housing or other urbanized uses. Thus, impacts to hazards and hazardous materials would be less than significant.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect)to hazards and hazardous materials, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Water Supply
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in increased demand for water supplies and infrastructure? YES NO
©
Summary of the Certified EIR
The GPU EIR determined that impacts to water supply would be less than significant.Water usage and populations were projected to be,within the accommodations provided in the 2010 Upland Urban Water Management Plan. Additionally, the GPU EIR determined that with adherence to General Plan goals and policies, Senate Bills (SB) 610 and 221, the Upland Municipal Code, and the Urban Water Management Plan, potential impacts associated with increased water demand would be reduced to less than significant levels. The GPU EIR states that individual development projects would be reviewed on a project-by-project basis to determine if adequate water supply is available for future development. No mitigation measures were identified.
Impacts Associated with the Proposed Project
The proposed Project would not directly result in future development on any of the affected parcels. No changes are proposed related to the City's Sphere of Influence, and therefore, no new parcels requiring future water service would be added to existing service boundaries. Many of the parcels that would be rezoned with the proposed Project currently allow housing. Future development on the affected parcels would be subject to project-specific review for compliance with applicable Upland General Plan goals and policies, State law, and the current 2020 Urban Water Management Plan to ensure that adequate water supply and infrastructure are available and/or provided. Thus, impacts related to an increased demand for water supply and infrastructure would be less than significant.
30
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Housing Element Rezoning March 2025
Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to water supply, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Wastewater
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in an increased demand for wastewater services and infrastructure? YES NO
❑ �/
Summary of the Certified EIR
The GPU EIR determined that impacts to wastewater would be less than significant with adherence to the General Plan 2035 policies and actions, City sewer connection fees, and the Sanitary Sewer Facilities Expansion fees. No mitigation measures were identified. The GPU EIR states that individual future development projects would be reviewed on a project-by-project basis to determine if there is adequate conveyance and treatment capacity as well as to ensure payment of applicable fees for sewage treatment. The GPU EIR indicates that areas of the City that are served by varying districts for wastewater treatment are charged a connection fee for the provision of public wastewater services. Additionally, the available capacity of the districts' treatment facilities is limited to levels associated with approved growth as identified by SCAG.
Impacts Associated with the Proposed Project
The proposed Project affects zoning on 261 parcels in the City of Upland. No changes are proposed related to the City's Sphere of Influence and, therefore, no new parcels requiring future wastewater service would be added to existing service boundaries.The proposed Project would not directly result in development on any of the affected parcels. Future development would be subject to payment of applicable sewer connection fees, the Sanitary Sewer Facilities Expansion fees,and applicable goals and policies of the General Plan as identified in the GPU EIR to ensure that adequate wastewater services and infrastructure are available and/or provided. Furthermore, rezoning of the parcels is intended to accommodate the RHNA as provided by SCAG, based on approved growth identified by SCAG. This would ensure that the areas served by the affected districts have available wastewater service capacity. Thus, impacts related to an increased demand for wastewater services and infrastructure would be less than significant.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) related to wastewater, beyond those 31
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previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Fire Protection
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance"that result in increased demand for fire protection services and the need for additional facilities or personnel?
YES NO
❑ /5
Summary of the Certified EIR
The GPU EIR determined that impacts to fire protection would be less than significant with adherence to the Upland Municipal Code and compliance with the General Plan 2035 policies and actions. No mitigation measures were identified.
Impacts Associated with the Proposed Proiect
The proposed Project affects zoning on specific City parcels identified to allow future residential development to meet the City's RHNA. No changes are proposed related to the City's Sphere of Influence. The proposed Project would not directly result in future development on any of the affected parcels. Future development on the parcels would be subject to development impact fees related to fire protection, the Upland Municipal Code, and applicable policies and actions of the General Plan as identified in the GPU EIR to ensure that potential effects on fire protection services remain less than significant. Thus, impacts related to an increased demand for fire protection services or the need for additional facilities or personnel would be less than significant.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to fire protection, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Police Protection
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in increased demand for police protection services and the need for additional facilities or personnel?
YES NO
32
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Housing Element Rezoning March 2025
❑ ��
Summary of the Certified EIR
The GPU EIR determined that impacts to police protection would be less than significant with adherence to the Upland Municipal Code and compliance with the General Plan 2035 policies and actions. No mitigation measures were identified.
Impacts Associated with the Proposed Project
The proposed Project affects zoning on specific City parcels identified to allow future residential development to meet the City's RHNA. No changes are proposed related to the City's Sphere of Influence. The proposed Project would not directly result in future development on any of the affected parcels. Future development on the parcels would be subject to development impact fees related to police protection, the Upland Municipal Code, and applicable policies and actions of the General Plan as identified in the GPU EIR to ensure that potential effects on police protection services remain less than significant. Thus, the proposed Project would not result in increased demand for police protection services or the need for additional facilities or personnel. Impacts to police protection would be less than significant.
Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to police protection, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
School Facilities
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in adverse physical impacts to facilities within the Upland Unified School District and the Ontario-Montclair School District?
YES NO
❑
Summary of the Certified EIR
The GPU EIR determined that impacts to school facilities would be less than significant with implementation of GPU policies. No mitigation measures were identified. The GPU EIR states that growth associated with the approve Project is anticipated to occur over several years and an increase in demand for school services would occur gradually; however, the specific location, timing, and amount of development that may generate new demand for school services is not currently known.To maintain adequate school facilities, individual development would be required 33
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Housing Element Rezoning March 2025
to pay statutory fees to the school districts. Pursuant to SB 50, payment of fees is considered full mitigation for project impacts.
Impacts Associated with the Proposed Project
The proposed Project would result in additional land zoned for higher-density housing uses.
However, similar to that noted in the GPU EIR, the exact location, timing, and amount of development that would occur on the affected parcels is not currently known. Many of the parcels to be rezoned currently allow housing. The proposed Project would not directly result in future development on any of the affected parcels. Any future development on the rezoned sites would be subject to payment of school district fees and applicable General Plan policies. With implementation of General Plan 2035 policies and actions and payment of statutory fees, future development occurring with implementation of the proposed Project would not result in potential adverse physical impacts to facilities within the Upland Unified School District and the Ontario- Montclair School District.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to school facilities, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Parks and Recreational Facilities
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in an increased demand for parks and recreation facilities and the need for additional facilities?
YES NO
❑
Summary of the Certified EIR
The GPU EIR determined that impacts to parks and recreation would be less than significant with conformance of future development to applicable General Plan policies and actions. No mitigation measures were identified. The GPU EIR identified General Plan 2035 actions and policies that support the provision of parks and park access throughout the City to help meet the City's established parkland-to-population requirement of 3.0 acres of parkland per 1,000 persons. Per the GPU EIR, the City provided access to 287.5 acres of developed parkland, in excess of the 244 acres needed to meet the population anticipated by the approved Project.
Impacts Associated with the Proposed Project
34
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Housing Element Rezoning March 2025
The proposed Project would not directly result in future development on any of the affected parcels. Since the previous EIR was certified, the City now maintains access to 286.1 acres of developed parkland, which exceeds the requirements of 3.0 acres of parkland per 1,000 persons.
The proposed Project does not propose modifications to existing land designated for parks and recreation and would not reduce existing parkland within the City. Furthermore, as stated in the GPU EIR, future development would be required to comply with Upland Municipal Code Section
3.44.020, which established a park acquisition and development fee on issuance of all building permits.Thus,with payment of applicable fees,future development occurring with implementation of the proposed Project would not increase demand for parks and recreation facilities or create the need for additional facilities. Impacts to parks and recreation facilities would be less than significant.
Since the EIR was certified, there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects(direct or indirect)to parks and recreation facilities, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Solid Waste
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance"that result in one or more effects to solid waste, including the generation of additional solid waste and, as a result, incrementally decrease the capacity and lifespan of landfills? YES NO
❑ 1
Summary of the Certified EIR
The GPU EIR determined that impacts to solid waste would be less than significant with the implementation of General Plan policies. No mitigation measures were identified. The GPU EIR states that future development would be required to comply with applicable State and local regulations as well as source reduction programs set forth in the City's Source Reduction and Recycling Element to minimize operation waste and debris generated by new development.
Additionally, future development would be subject to City review on a project-by-project basis to ensure solid waste disposal services and landfill facilities would be available to serve proposed development.
Impacts Associated with the Proposed Project
Any future development on rezoned parcels would be subject to applicable General Plan policies and other local and State regulations to reduce solid waste generation, in addition to project-by- project review, as documented in the GPU EIR to reduce impacts to solid waste. Thus, potential 35
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Housing Element Rezoning March 2025
impacts relative to solid waste generation and the incremental decrease in the capacity and lifespan of landfills would be less than significant and consistent with those previously provided in the GPU EIR.
Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to related to solid waste, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required.
Electricity and Natural Gas
Since the previous EIR was certified, have there been any changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that result in one or more effects to electricity and natural gas, including increasing the demand for electrical or natural gas service beyond existing conditions and thus requiring expansion of the existing electrical or natural gas system? YES NO
o
Summary of the Certified EIR
The GPU EIR determined that impacts to electricity and natural gas would be less than significant with compliance with existing General Plan policies. No mitigation measures were identified.
The GPU EIR determined that the approved Project could result in an increased demand for electricity of 101 million kilowatts-hours per year, or approximately 0.12 percent, of the electricity demand at the time of the GPU EIR. Southern California Edison (SCE) maintains existing electricity infrastructure throughout the City and implements a distribution plan that is updated annually. The GPU EIR stated that SCE would not provide service to new developments unless adequate electricity supplies and infrastructure were available to maintain existing service levels and meet the anticipated electricity demands of the specific future development requesting service. All new development would be required to pay applicable SCE fees for service.
Additionally, all new construction would comply with energy conservation standards set forth in Title 24, Parts 6 and 11 of the California Code of Regulations and the City's General Plan policies related to conservation and energy efficiency. Implementation of these building practices would reduce the demand for electricity and impacts would be less than significant.
The GPU EIR determined that the approved Project would result in an increase in natural gas consumption of 19 percent over 25 years (buildout of the General Plan), or an increase of approximately 0.76 percent per year. Southern California Gas (SoCalGas) provides gas service to new development within the City boundaries. The GPU EIR noted that SoCalGas would not provide service to new developments unless adequate gas supplies and infrastructure were 36
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Housing Element Rezoning March 2025
available to maintain existing service levels and meet the anticipated demands of the specific future development requesting service. All new development would be required to pay applicable SoCalGas fees for service. With compliance with applicable SoCalGas fee requirements and General Plan policies, impacts to natural gas would be less than significant.
Impacts Associated with the Proposed Project
All future development on the rezoned parcels would be required to comply with Title 24, Parts 6 and 11, the City's General Plan policies (PFS-15.1 and PFS-15.2), and payment of applicable SCE and SoCalGas fees to ensure impacts to electricity and natural gas would be less than significant.
Since the EIR was certified,there have been no changes in the Project, changes in circumstances under which the Project is undertaken, and/or "new information of substantial importance" that would cause one or more effects (direct or indirect) to electricity and natural gas, beyond those previously analyzed. No additional significant impacts beyond those previously analyzed in the EIR or increases in severity of any identified significant impacts would result from the revised Project, and no new mitigation measures would be required. 37
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Housing Element Rezoning March 2025
References
California Department of Conservation. California Important Farmland Finder. Accessed December 23, 2024. https://maps.conservation.ca.gov/DLRP/CIFF/ City of Upland. 2015. Final Program Environmental Impact Report for the General Plan Update, Zoning Code Update, Climate Action Plan, and Cable Airport Land Use Compatibility Plan Adopted September 28, 2015. SCH No. 2012041006. https://www.uplandca.gov/general- plan-map.
City of Upland. 2021. City of Upland 2020 Urban Water Management Plan and Water Shortage Contingency Plan. June 2021.
City of Upland. 2024. City of Upland 2021-2029 Housing Element. Adopted September 23, 2024. https://www.uplandca.gov/general-plan-map .
National Park Services, National Register of Historic Places. Accessed December 23 2024. https://www.nps.gov/subjects/nationalregister/database-research.htm#table .
Office of Historic Preservation. California Historical Resources. Accessed December 23, 2024. https://ohp.parks.ca.gov/Listed Resou rces/?view=county&criteria=19.
Southern California Association of Governments. 2012. 2012-2035 Regional Transportation Plan. Sustainable Communities Strategy. Adopted April 2012. https://libraryarchives.metro.net/dpgtl/scaq/2012-2035-reqional-transportation-plan.pdf 38
Appendix A
City of Upland 2021 - 2029 Housing Element
SITE 1
General Plan Amendment
ugnt Industrial/
Industrial/ Business I
Y Light
usinessl - Business Park Z Industrial/
sidential Park Business
ixed Use 20-30 Park
iu/ac
9th St 9th St
LightI
Business! Industrial/ ' Business/ j Residential Business Civic/ �
Park , Business/ , Residential '
I Mixed Use School Mixed Use
Residential
Mixed Use
Business/
Residential
Mixed Use Light —
Industrial/j
Business LI/BP to B/R MU Business/
Park (8.49 Acres) Resider tial
Mixed Use •
Light
Industrial/ Light
Business/ Business Industrial/ '
Residential Park I Business
Mixed Use Light Park Business/
Civic/ Industrial/ , Residential
School Business , Mixed_Use
Park j - I
iuomimiiiiouoiolIl
Business/ I
Residential
Mixed Use
4-10
4-10 4.10 du/ac
du/ac du/ac 4_
4-10 du.
4•10 du/ac 4 10
4-10 du/ac du/ac' 4-10
du/ac du/ac 4 1
4-10 du/i
du/ac 4 10 '
d 10 du/ac
4.10 4-10 du/ac ,
du/ac du/ac --
4-10 X
U du/at
-- in4 10 4 10 4-10 4.10
4-10 — 4-10 7 4-10.._; du/ac m du/ac, du/ac du/ac W E du/ac 0 du/ac du/ac �+
d
4-10
S d `D du/ac 4-10 4-10 4-10 4-10 -` 4-10 4-10 4-10 4-10 du/ac du/ac du/ac c du/ac du/ac du/ac du/ac du/ac
,rrow Hwy 8th St
Benson Avenue and 9th Street
From LI/BP (Light Industrial/Business Park) to B/R-MU (Business/Residential Mixed-Use) APN(s): 100762105, 100762106 and 100760101
SITE 2
General Plan Amendment
Industrial -- ;
Industrial Industrial
Industrial
C'e Industrial
ti I
Industrial - d Industrial Ind
Commercial/ Industrial
-o Industrial InJj.r_ri it 1
immercial! --1
Industrial Mixed Use --1
M ixed Use Industrial
In Industrial
Commercial) Industrial
Industrial "
Mixed i_ise
dustrial Industrial
Industrial
Industrial
20-30 !ni1.r:(r_it
du/ac
Industrial
C/I-MU and GI Industrial
to MFR-H - - Industrial i Industrial
(5.06 Acres) -- : Industrial
---- ndustrial I
Industrial
_ _rcial% i•,d_,s*i'al -�-- Industrial 20-30 Industrial•
Use r
du/ac I ustnal I
l •
Arrow Route Arrow Route
}-10 4-10
rcia`I du/ac du/ac 4-10
ntial __ du/ac
Uy- - __._
4- 10
______.__
Commercial/ du/ac 4-10
Residential du/ac
10-20
Mixed Use 4-10 du/ac
du/ac
1 1 du/ac
4..10 10-20
du/ac du/ar
4-10
4-10 du/ac '
du/ac 10-20
- N 4-10 du/ac
du/ac
....._..._......
4- 10
W E du/ac 10 20
S du/ac I 10-2..0 10 20
4-10
North of Arrow Route and East of Loma Place
■■ From Cl/MU (Commercial Industrial/Mixed -Use) and GI (General Industrial) to Multi-Family Medium (MFR-H)(Densities up to 40 units per acre)
APN: 100728133, 100728132, 100728146, 100728117, 100728119, 100728122, 100728123 100728134, 100728115, 100728118 and 100728121
SITE 3
General Plan Amendment
LUT,,, elL,dL,
;industrial'—'.- ' 1
I
Mixed Use I i industrial
St W 11 th St
Co nr rciat/ I
Indus$ial Industrial
fight Light Mlxed Use Commercial/ Commt n.iaV i ustrial/ Industrial/ I Industrial Commercial rsiness l Business I Industrial Mixed Usc Industrial Mixed Use
Park I Park Mixed Usel ( Industrial
F -
L___
I Industrial —
ommer€ra" Industrial
In a ustna= • --•
C/I-MU to MFR-M Ixedt
Industrial
(1.80 Acres) i` - :,,fir u
light dustrw
lustrial/ �,i� • t1: Vulcan Ln m
Park Business
siness Commercial/ - Industrial
Industrial Indust iai
Commerciale Mixed Use
Industrial
C n[1i_lstr ial
c�m ec_car'- Mixed Use Industrial
is�duST _. _
M Yeci u e
Commercial, ncii sCcial
Industrial
Mixed Use
Highways
Commercial
ar Specific S I
Plan Planrc I
IHighway.
Commercial >
20-30
Industrial
`_ du/ac
I f Highways
Commercial at
Specific I Plan -F z
Highway; I
Commercial__
Commercial; Inonstriil
ZO-30
Industrial
Specific
' igh ayMixeIdUse
Specific SpecificCommercial du/ac nr
Plan Plan Plan 1 i
Arrow Route Arrow Route
Highway 4-10 4-10
Comm_e_rcial du/ac du/ac 4-10
f Highway', Commercial/
I Residential --
du/ac
N Commercial h ixed Use Commercial/
Commeraa
Highway - - -Residential
4-1Q
Highway' t Mixed UseVV E Commercial &Vac 4-10 S i du/ac --
Hiahrwav `-- ! a.,,10
East of N. Central Avenue, between Arrow Route and W. 11th Street From C/I-MU (Commercial/Industrial Mixed-Use) to MFR-M (Multi-Family Medium) APN: 100730111, 100730110, 100730109 and 100730108
SITE 4
General Plan Amendment
Industrial
W 1 1 th St
Indus'
CI-MU to
MFR-H Industrial
(0.55 Indus
Acres)
Indus
Indus
Industrial
Indus
Industrial -
Indu
ndu•_tnal
N if'AU'
W4E Indu
s indu
411111111110F Ai*
di
South of 11t' Street, East of N. Central Avenue
From C/I-MU (Commercial/Industrial Mixed-Use) to MFR-H (Multi-Family High) APN: 100729108
P�rJc Q') of 7(17
SITE 5
General Plan Amendment
CMC Hamrr=r.Thr cp,,, Institutional
1M
Institutiona'
Specific S
Plan
b
in,trtutional
>fi
m
.,
,.,
n SFR-M and
El Barrio Park ii-
Public/Institutional
(PB/I)
d to MFR-M
(3.92 Acres)
4-10
du/ac
4- 10
du/ac 4 10
du/ac
4-10
du/ac
4•10 4-10 ----- --
du/ac' du/ac , du/ac Specific
4 10 Plan
i I du/ac Ir—T_;
----.--A--, _ _ ___-..._ _
4 01 4 101 II II du/ac Specific Specific du/ac, du/acli Il i '�
Plan Plan
4-10 it li II I - i- 4 10 S
du/ac — -- —_{_—1-- du/ac -_ I
_____--- Specific
Plan
Park]Open
N Space
W+E
S
Northeast corner of Blanchard Place and Claremont Boulevard ■■ From SFR-M (Single-Family Medium) and PB/I (Public/Institutional) to MFR-M (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, 100736201 Paae 93 of 707
SITE 6
General Plan Amendment
Institutional Institutional Institutional
dwac
W Vernon Dr
Park/Open Park/Open
Park/Oper Space Pe
Space Space
Light — —
Industrial/
Business 10-
N.\ > dui
Light `t
Industrial/ �
Business o
o
Park Business/ Business/ Business/ Business/ Business! r0 Residential r Residential Residential Residential Residential in:
Mixed Use Mixed Use Mixed Use Mixed Use Mixed Use - ht
trial/ ---- -
less Business!
rk
Residential
Business/ Business/ Business! Business/ Mixed Use Residential Residential Residential Residential Mixed Use Mixed Use Mixed Use Mixed Use i Business/
I Residential
Mixed Use
;ht
stria!! esident al San Antonio Pl
Hess ,fixed Use B/R-MU to MFR-H
irk (9.443.92 Acres) -- 11 --
Business/
' Residential
;ht Mixed Use
strial/ Business/ Business/ Business! Business! - - - ness Residential - Residential Residential Residential irk Mixed Use Mixed Use Mixed Use Mixed Use Business/ Residential
Mixed Use
o
small - d'.
o
ness
irk Business/ Business/ Business! Business/ Business/ Residential Residential Residential Residential Residential t' Mixed Use Mixed Use Mixed Use Mixed Use Mixed Use Ju
9th St 9th St
N Business/ Light
.?.Snt i Business/
s/ industrial/ Neighborhood 4
U W E Mixed;Use Business Commercial di.
Park
S Neighborhood
oumr ies� Commercial
iiiht
San Antonio Avenue and 9th Street
From MFR-M (Residential Multi-Family Low) to MFR-H (Multi-Family Residential - High) (Densities up to 40 units per acre)
APN(s): 104633332, 104633322, 104633319, 104633313, 104633318, 104633308, 104633326, 104633323, 104633324, 104633317, 104633309, 104633325, 104633307, 104633306, 104633301, 104633304, 104633305, 104633311, 104633310, 104633316, 104633327, 104633329, 104633331, 104633312, 104633303, 104633302
SITE 7
General Plan Amendment
4-10 4-10 4-10 d
du/ac
du/ac du/ac du/ac
E Cumberland St
4.10 4-10 4-10 1
0 du/ac du/ac du/ac - _ -_„ - 0 4..10
c du/ac 4-10 4-10
du/ac Idu/ac
I
Doreen Ct
i 4-10 4-10
4-10 du/ac du/ac
I du/ac
- 1 — Pu
Util
,4.10 4-10 Z
4-10 ca du/ac I du/ac
du/ac 3
p - -a
a
Helena Ct
N
PB/I to MFR-M
',0 z 4-10 i. 4-10 4-10 du/ac a du/ac (5.58acres) du/ac du/ac PLEDI,
0 4,10 4-10 Put,
Ic du/ac du/ac 4-10 Uu
du/ac
14th St 14th St
10-20
4-10
10.2d 10-20 � du/ac
1 du/ac du/aci du/ac 4-10
j J— du/ac
du/ac - 10=2O
10-20 10--20 co '—du/ac'-du/ac du`/ac Alpine n �_ I H
c _I- I 10 20 m r
D du/ac _
20 1 0 10-20i = rD
0 du/ac_ —du/ac 4.1C
r- _ ---- du/ac
- -- -i u l_ 10-220 4-10
mac du/ac
!- 8-14 du/
- -10=20 -10=20� .i aCMH
0 .du/ac_ ; du/ac -10=20
_ — du/ac
_ - a 4
_10 20 - r di
N
--du/ac .10=20 4-'0
E du/ac du/ac c
_ u'
N. Campus Avenue and 14th Street
From PB/I (Public/Institutional to MFR-M (Multi-Family Medium) APN(s): 104518103, 104518102 Page 95 of 707
SITE 8
General Plan Amendment
4.10 du/ac
\\
tl 4.10
du/ac
v
>
Q
g. 10.20
du/ac
ro
z MFR-L to MFR-M
4-10 (12.59 Acres)
4-10 4-10 dinar
du/ac du/ac
E Pine St
4-'r0
du/ac t0.20 8-14du/ 8-14
4-10 du/ac acMH acN
4-10 du/ac
du/ac y
4-10 .
du/ac u,
m
a
E
co _ ----..___----- --- _..---------- v
z
4 1
10-20 ...,1 LL
4-10 du/j- 4-lc. du/ac
du/ac du/a-
i
4-10 4-10 4-10
du/ac du/ac du/ac
I Commercial/
rr
Office
4-10 4-10 4-10 4-10 Z Valadez5t
du/ac du/ac du/ac
du/ac C) x0
0 3
N d Gymboree o
N 4-10 4-10 fo
W E D du/ac du/a 1
m
S
-- Commercial/
Northwest corner of N. Campus Avenue E. Pine Street
From MFR-L (Residential Multi-Family Low) to MFR-M (Multi-Family Medium) APN(s): 104550101, 104551123 Page 96 of 707
SITE 9
General Plan Amendment
Institutional Institutional 20-
4-10 I saint du/
c du/ac ! Catholic Church
10-20 10-20 20-
4-10 du/ac du/ac du/
c du/ac Z
. ........._
chi — du/!� 10 20at
MFR-Lto MFR-M d"lac
I - 3
' (1.28 Acres) c{ —
4-10 al10 20 10 20 '0 2C 20 3C
c du/ac du/ac du/ac dwac < du/ac du/ac
10-20
du/ac ' I 110-20
— -- .10 20 10-20 10.20 i ltd6C
4-10 du/ac Idu/ac ;du/ac'
, du/ac j
10-20 10-20 10-20
du/ac ; I du/ac du/ac
4-10
du/ac
•
E 11 th St E 11th St cD
d I d j D
- - I ' 1(
E
du/a
u
4-10 4.1C 4-10 ' ! 4 10 4 10 Z
I du/ac du/ac du/ac du/ac
du/ac
Il ,
School 4-10 I du/ac 10
Civic/ T T.
4-10
4-10 ' du/act 4-10 ' 4-10 du/ac 4-1(
du/ac I du/ac du/ac — —_ du/a'
4.10 4-10
Civic/ du/ac du/ac
SchoolI.
4-1(
E G St E G St du/a
N 4-10 4-10 4-10
du/ac du/ac du/ac
W E 4 10 — 4-`i
du/ac 4 10 du/a
S (n du/ac a^ 3
s
Westside of N. Campus Avenue, north of E. 11th Street
From MFR-L (Multi-Family Low) to MFR-M (Multi-Family Medium)
APNI(c\- 1nARna19' 1naana1YY 11aana1')a
SITE 10
General Plan Amendment
----------
8-14dui 1
ac MH
0 8-14du/
ac MH
8-14dui
ac MH
8-14du/ 10•20
ac tv1H du/ac
Park/Open Ar
Space MFR-L to MFR-M
(5.59 Acres)
10 20 u-2C
du far
du/ac 1C-20
10.20 du,ac
du/ac
Arrow&Grove
Market&Liquor
E Arrow Hwy E Arrow Hwy 1
4-10
j d-10 du/ac _-..._......_du/a -ac 4-10 Par:k OR rlulac du/ac 4 .0
Space
4.10 Light 4-10 du/ac 4-10 4-10 4-10 I/ Industrial/ 4.10 du/ac du/ac du/ac du/ac Business j du/ac
Park i
Business/ 4-10 4 10 du/ac 4-10
dula
Residential du/ac du/ac -- c
Light Mixed Use I
Industrial/
m Business r 4-10 '
Park 4-10 I du/ac i 4-10
du/at 1 4-10 4-10
du/ac
N du/ac du/ac
4-10
4-10
du/at
w E aLi ht Light I
ndutrial/ Indstrial,
4r,k S
Business Business Orange Grove St du/ac Northwest corner of E.Arrow Highway and Grove Avenue
From MFR-L (Multi-Family Low) to MFR-M (Multi-Family Medium) APN(s): 104617107, 104617101, 104617102, 104617103 Page 98 of 707
SITE 11
General Plan Amendment
Iu•Lu
Park/Open Space du/ac
Space -
10-20
du/ac
Z Z 10-20
4-10 8 4-10 4-10 4.10 dwac
du/ac s du/ac du/ac du/ac 5
> D
f el
10-20 10-20
du/ac du/ac
0 4-10 4-10 MFR-Lto MFR-M
c du/ac du/ac (0.99 Acres)
10 4 10 4-10 10.20 10-20
du/ac du/ac
lac du/ac du/ac
0 4-10 4-10 1020 1020
is du/ac du/ac du/ac du/ac
0 4-10 4-10 —
lc du/ac du/ac
10-20
du/ac
— 10-20
4-10 dwac 10
du/ac du'.
4-10 Z 4-10 4-10 Z 1
Neighborhood
du/at o du/ac 1 du/ac r du/ac D �� m (I1
m
1 .
?th St 9th St 9th St
N 4-10 4-10 Neighborhood , 4-10 4_10 4-10 4.10 4.10 4-10 4-10 4-10 du/ac du/ac Commercial du/ac du/at du/ac du/ac du/at du/ac du/ac du/ac W+E
S
4-10 4.10 4-10
N. 11th Avenue, north of 9th Street
From MFR-L (Multi-Family Low).to MFR-M (Multi-Family Medium) APN(s): 104646216, 104646217
SITE 12
General Plan Amendment
.0 10-20
c du/ac
10-20
du/ac
10-20
du/ac
MFR-L to 10 20
MFR-M du/ac
10 20 (0.97 Acres)
du/ac
Meighlaarhooc
• Commercial
10-20
du/ac
10-2t
du/ac
PJ
7 Ell
tip t 9th St
4 1 4-10 4-10 4-10 4-10 4-10 4 .10 N du/ac du/ac du/ac du/ac dulac du/ac w+E
4-10 4-10 4-10
du/ac 4 10 du/ac du/ac
9th Street, east of Via Linda
From MFR-L (Multi-Family Low) to MFR-M (Multi-Family Medium) APN(s): 104646209, 104646220
SITE 13
General Plan Amendment
nar4Open
Spa.-e
N
dU'ac - _ E
10.20 '0 20 10-20
dc.,ac du/ac 13
dwac
57 10-20 CDd.„c Z
MFR-L to MFR-M
10 20 10-2(
du a: (3.88 Acres) e0c dwac
0 20
PISWcpen
Space
10 _20 12-2.0
.0 is du'.ac
0.20 d.Jac m
Z
• 9th St 9th St 9th St 9t
N
10-20 n
W E a.to du/ac
4-10 4-10 4-10 410 4-10 4-10 dwac '0 20 iC-3o 1� du/ac du/ac du/at du/ac du/at dwac d,vac ?'20 ,20 S
4 to 4-10 4-10
Northwest corner of 9th Street and Via Linda
From MFR-L (Multi-Family Residential Low) to MFR-M (Multi-Family Residential Medium) APN(s): 104646110, 104646109, 104646111, 104646113, 104646105, 104646104, 104646107, 104646106, 104646108, 104646112
SITE 14
General Plan Amendment
ciufar
Park/Open
Light
Space Industrial/
Business
Park 10
Park/Open du/ac
Space
10-20
-- -- du/ac
10-20 10-20
du/ac du/ac
I 10-20
du/ac
MFR-L to MFR-M
(0.56 Acres) 10.20
10 20 du/ac
du/ac
-- 1
10-20
in 10-20 10-20 10-20
du/ac u duiac r
s
I CU e 10-20 10-20 10-20 du/ac dulac du/ac
03 9th St 9th St
10-20 10-20 j 10.20 4-10 4-10 4- ill: 4-10 4-10 du/ac du/ac du/ac du/ac du/ac du/al.. du/ac du/ac N 4-10
du/ac
W±E 10 20 10 20 4-10 4-10 4-10
du/ac du/ac du/ac du/ac du/ac
E. 9th Street, between Bodenheimer Street and N. 14th Avenue From MFR-L (Multi-Family Residential Low) to MFR-M (Multi-Family Residential Medium) APN(s): 104649310 and 104649311 Page 102 of 707
SITE 15
General Plan Amendment
UWEJl
'th St 9th St 9th St 9th 5t
10-20
orhood 4-10 4-10 4-10 4-10 4-10 4.10 4-10 4.10 du/ac 10-20 10-20 10 2C iercial du/ac du/ac dwac du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac 4-10 4-10 4.10 4.10 10.20 10.20 10 20 du/ac du/ac 4-10 du/ac du/ar, du/at I du/at du/ac al -------du/ac i
Business/ Business) 4.10 10-20
Residential Residential du/at du/ac
Mixed Use Mixed Use _
_L. — 4.10
du/ac 4-10
Business) du/ac v
Residential Residential du/at Q _ 10.20 Mixed Use Mixed Use z m 10.20 du/ac
du/ac
-- = — z 10-20
n 4-10 10-20 dwac
ess/ Business! 4-10 4-10 m d_Jac du/ac fial Residential du/ac du/ac
Use I Mixed Use
4-10 du/ac0 10-20
du/ac 4.10 4 10 4-10 du/ac
du/ac du/at -,;,-,- 10-
. du/.
Business/
Residential
s/ Business/ Mixed Use 4-10 10.20 ial Residential du/ac du/ac 10.2C se I Mixed Use 4-10 4.10 du/ac
du/ac SFR-M to MFR-L du/ac
i—_ (6.89 Acres)
iness!! du/ac 10-20
lendali,
Business! du/ac
Id Use, Residential a 10-20
Mixed Use Business, 4 1 C 4.10 G' du/ac
Residentic dwac dwac £
Mixed Us Z ch
4-10 Z
di/. p du/at
m
4-10
A S du/at du/ac
t 10.20 10-20
du/ac du/at
Light
Industrial/ 1 4-10 10-20
Business Indust,/ du/ac du/ac 10-2 Business du/ai
N Park
W q�E Industrial/ Light cA St du/ac0 10-20 Business industriaU du/ac
Park Business
S Paris
N. 12th Avenue and E. A Street
From SFR-M (Single-Family Medium) to MFR-L (Multi-Family Low) APN(s): 104654242, 104654243, 104654240, 104654238, 104654226, 10465 9e 103 of 707 104653101, 104653102, 104653107, 104653108, 104653109
SITE 16
General Plan Amendment
Jsiness/ Residential 1
sidential Business/ Business/ Mixed Use Business/ Residential
xed Use Residential ResidBusiness/ Mixed Use Mixed ie 10
Mixed Use MixedeUie Mixed Use tlulac Use
Business/
Residential Business/
Mixed Use Residential - -- - I
Mixed Use Business/ 4-10
Residential du/ac
Mixed Use
4-10
du/ac 4-10 du/ac
0 ------- du/ac
' 4-10 Light
du/ac q Industrial/
.- __ 3 Business Light EA c
o - Light Park Industrial/
m 4-10 Industrial/ Business Light
4 o _ du/ac Business Park Industrial/ Light .10
du/ac.10 Business Industrial/
Park Business
— — Park
_J 4-10 I Light
=;_ du/ac Industrial/ •
4-10 — Light Business h
du/ac - Industrial/ Park
Light
---- Business Industrial/
Park Business
_.-.. Park
4-10 Light
IndustriaV
du/ac Business LI/BP to MFR-M Light
_ 4-10 Park (4.17 Acres) Industrial/ Ugh du/ac Business Indust]
i — ---- Park Busing
4.10 Parl
du/ac
— — 4-10
4-10 du/ac Light Light Light
du/at Industrial/ Industrial/ Industrial/ Light Ir Business Business Business Industrial/ I
4-10 4.10 Park Park Park Business du/ac
Park
8th St 8th St 8th
u 4 10 a 4.10 4 10 4 10
4 10 p du/ac 4.10 4-10 4-10 4-10 4-10 du/ac du/ac 4-10 du/ac du/ac ? du/ac du/a0 du/ac 4-10 du/ac du/ac du/ac y du/ac v' 4-10
du/ac:.,;._-
4.10 . .
N du/ac 4-10 '
W-E Iu/ac du/ac
4-10 4.10 4-10 4-10' 4-10 4-10 ..it, -10 S du/ac du/ac du/ac 'du/ac du/ac du/ac m du/ac 4-10 4-10 1
8th Street, between S. 11th Avenue and S. Berlyn Avenue From LI/BP (Light Industrial/Business Park) to MFR-M (Multi-Family Medium) APN(s): 104655102, 104655108, 104655101, 104655107, 104655103, 104655106, 104655141, 104652104
SITE 17
General Plan Amendment
4-10 4-10 dutac,
du/ac du/ac d4 utac10 '
4-10 4-10 4-10 Pn �1
4-10 _.__ du/at_----.__-- du/ac
4-10 du/at 4-10 -- ---
du/ac du/ac du/oc
l 1 _j — 4-10 ',
4-10 4-10 du/at_ 4.10 k,
4 10 du/ac du/ac
4 du/ac
du/ac 4.10 r
d-10 u/ac du/ac 4-10
4=10 I du/at
du/ac- Light
-10 4-10 4-10 r 4-10 Industrial/ u/ac du/ac du/ac 4-10 du/ac 4.10 Business du/ac 1
E 7th St E 7th St
I
1 -10 4-10 4-10
.i/ac du/ac du/ac 10-20
du/ac
---j -
-10 i 4.10 4-10 10-20
a/ac ' dutac dutac du/at
[cam oreCt 10-20 10-20
du/ac du/ac
MFR-L to MFR-M
1-20 10 20
alas du/ac (14.92 Acres)
10-20 10-20
10-20 10-20 du/ac du/ac
du/ac du/ac
ichland St
z
m z
0 -0
m
b 5
1. SD
E Deodar St
j
7 SS<
anes
N Free Hungarian
E Reformed Church E bth St
W+E
S
E. 7th Street and S. 11th Avenue
From MFR-L (Multi-Family Low) to MFR-M (Multi-Family Medium) APN(S): 104718103, 104718102, 104718108 and 104718107
SITE 18
Zone Change
µ- I J U IJW W I
!
4-10 du/ac du/ac 4-10 4-10 4 10 410 4-10 du/ac du/ac du/ac du/ac
—
du/ac
4- 10 1
du/ac 4-10 4 10 4 10 1. 4.10
du/ac du/ac duJac du/ac
4-10
du/ac I _,
4 - 10 4-10 -. 4-10
du/ac du/ac i dulac
0--- 4 1� 4- 10
,c 4-10 du/ac 4 10 4- 10 du/ac du/ac 4- 10 du/ac dulac
du/ac Ito MFR-L -- ---_
(6.13 AC) Linden Ct
I 4 IU
4 10 4-101 4-10 du/aL
;c du/ac du/ac du/ac du/acl du/ac I
n tar duia 1- _
« 10;
4- 1 0 du/ac 4
du/au mal tnstitutionaf 1dt
4.10 4-10
} du/ac du/ac 4- 10 4
4 10 dulac di
du/ac ( Ituronal
I l i
W Arrow Hwy W Arrow Hwy
i, I I
c • • , Institutional i i
cn
cn
Institutional i
Institutional a I
N 110.20 10-20 1---,10-20_ i In,titutiondl, D Institutional w E du/acu/ac t ,.�du/ac i m
1-- .—-1 t—-I
S rr i_, r--1 ,---j Alpine St i
L_ _1 i -i 10-20---1
San Antonio Avenue and Arrow Highway
Institutional (I) and RS-7.5 Residential Single-Family Medium to Multi-Family Low (MFR-L) (Densities up to 20 units per acre)
APN(S): 100718101, 1007-181-02, 104632143, 100718103, 100718104
SITE 19
Zone Change
rdr ivupen �_ 0-4 du/ac
Space i
i
0-4du/ac
0 4 du/ac
I i 0-4 du/ac
�I 0-4 du/ac
F'ark/O —_—
S cpen �I 0-4 du/al 0.4 du/ac 9-
24th St— r I
1 r
0-4du/ac `, 0-(4dutac 0_4
0.4 du/ac
} rl:,r,ir \ j
0-4 du/ac - _ _ -
-4 du/ac 0.4 du/ac 0-!4 duiac
/ / , 0 4
' - 1 f
Park/Open SFR-L to SFR- Q,y,4 du/ac 0.4 du/at 0.4 du/ac 7. --` Grandview St ',----_-___
-4 du/ac /
01-4 du/ac 0 71 4 du/ac
4 du/ac 0 14 du / ____
0 0.4 du/ac �4du/ac
LI (Jufac I.. - .- `
Mronridge Ct 0-4du/ac
Park/Open Park/Open 0-4 du/dc 01-4 du/lac Space Space 0-4du/at 0-4dW c
0 4 du/ac _ . I _ _l.._.-_ l
0-4dulac \,-4du/ c I
N O'�4du/ac 0-4d lac ', 1 0-4dui w E 0-4du/at _ �--- -}
'r' Ot 4 du/ -:
\ / , _ O-drilUar \ /
W. 24th Street and N. Mountain Avenue
From Single-Family Low (SFR-L) to Single-Family Medium (SFR-M) APN: 100402104
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-i Land Use Plan
Table LU-i General Plan Land Use Designations
Density Floor Area Ratio
Land Use Designation (du/ac) (FAR)
Residential
Single-Family Low 0-4 --
Single-Fa mily 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 P.age LU 1
age 18 of 707
Commercial
Neighborhood Commercial -- 0.5
Highway Commercial -- 0.5
Regional Commercial -- 0.5
Office/Professional -- 0.5
Industrial
11111OMM
Light Industria/Business Park -- 0.5
Industrial -- 0.5
Gravel Mine -- --
Mixed-Use
-- I
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
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-FamilyLow.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 PAae LU-
age 11 0 of 707
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 clailyshopping 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'claily 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 maybe 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 CommerciaVResidential 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 familyor single-familyresidential.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 CommerciaVIndustrial 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(I)
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 sires 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.
PolicyLU 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.
PolicyLU-3.5 Commercial Revitalization. Encourage the revitalization of aging commercial centers to improve the tax base and provide improved commercial services for the community.
PolicyLU-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 Cityto 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 occupythe 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
ORDINANCE NO. 2001
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UPLAND, CALIFORNIA 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. 2001
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. 2001
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. 2001
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. 2001
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. 2001
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
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191 R5-7,500
Arrow Hu:, $th St
Benson Avenue and 9th Street
From LI ( Light Industrial) to (B/R-MU) Business/Residential Mixed-Use APN(s): 100762105, 100762106 and 100760101