Docusign Envelope ID:40F4DB2B-45E3-41 DO-ADC2-0647B8D9DCD3
LEVINE ACT DISCLOSURE STATEMENT DEFINITIONS
Term Definition Law
A proceeding to grant, deny, revoke, restrict, or modify a license, permit or other entitlement for use, that
does not solely involve purely ministerial decisions
and is:
Covered (1)Applied for by the party; FPPC Reg 18438.2(a) "proceedings" (2) Formally or informally requested by the party; or (3)A contract between the agency and the party or a
franchisee granted by the agency to the party, other
than a contract that is competitively bid, a labor
contract, or a personal employment contract.
Any person who files an application for, or is the
Party subject of, a proceeding involving a license, permit, or Gov. Code 84308(a)(1) other entitlement for use.
Any person who is not a party but who actively
supports or opposes a particular decision in a
proceeding involving a license, permit, or other
entitlement for use and who has a financial interest in Gov. Code 84308(a)(2) Participant the decision.A person actively supports or opposes a FPPC Reg 18438.4 particular decision in a proceeding if that person
lobbies in person the officers or employees of the
agency, testifies in person before the agency, or
otherwise acts to influence officers of the agency.
A person who represents a party or participant for
compensation and appears before or otherwise
Agent communicates with the governmental agency for the FPPC Reg 18438.3 purpose of influencing the pending proceeding. See
FPPC Reg 18438.3 for exceptions for certain
consultants.
A contract required by law to be awarded to the lowest
responsible bidder with a responsive bid, or, if the FPPC Reg Competitively Bid successful bidder refuses or fails to execute the 18438.2(a)(3)(A) contract, to the next lowest bidder with a responsive
bid.
A contract or agreement reached through collective
bargaining or with a representative group regarding
Labor Contract the salary, benefits, or terms and conditions under an FPPC Reg employment or retirement policy for employees or 18438.2(a)(3)(B) retirees, including a project labor agreement entered
under Public Contract Code Section 2500.
Personal A contract for employment, including the terms and Employment conditions of employment, between the agency and FPPC Reg Contract an agency employee.A contract with an independent 18438.2(a)(3)(C)-(D) contractor is NOT a personal employment contract.
AND,Id
-1Z" D PO Box 1828 Upland,CA 91785
;:, www.uplandheritage.org
909 981-0280
.1.1I ■
-11Ept
'RAND�tP E
"Preserving the Past to Enrich our Future"
City of Upland
Mayor and City Council Members
460 N Euclid Avenue
Upland, CA 91786
Dear City Council,
The Mills Act has been a huge benefit to homeowners in the City of Upland since it was implemented allowing for the preservation and restoration of Upland's historic homes. In turn this enhances the Cities property values, which means higher values in the future that will bring in more tax revenue for the City.
Upland Heritage has interviewed all candidates for the Mills Act this year and we fully support the Mills Act for the following homes: 1891 N. Euclid Avenue, 475 E 9th Street, and 757 N 3rd Avenue.
The Mills Act is a great tool to entice homeowners to improve their homes as well as their communities. Upland Heritage supports the Mills Act and hopes that the City will continue their support as well. Please approve the above listed Mills Act Applications.
Best Regards,
,
Upland Heritage President
°v °p`q cITYUPLAND
.�, �. ' "The City of Gracious Living"
c�lrFOR�i� Z�v�/ `C`/
DATE: November 24,2025
TO: MAYOR AND CITY COUNCIL
FROM: MICHAEL BLAY,CITY MANAGER
PREPARED BY:ROBERT D.DALQUEST,DEVELOPMENT SERVICES DIRECTOR
CHRISTOPHER MORGAN,CITY BUILDING OFFICIAL
SUBJECT: CONSIDERATION OF AN ORDINANCE ADOPTING BY REFERENCE THE 2025 EDITION
OF THE CALIFORNIA BUILDING STANDARDS CODES
RECOMMENDED ACTION:
It is recommended that the City Council hold second reading by number and title only and adopt Ordinance No.2004 adopting by reference the 2025 California Building Standards Codes(Parts 1,2,2.5,3,4,5,6,7,8,9, 10, 11,and 12, California Code of Regulations,Title 24).
GOAL STATEMENT
The proposed action supports the City's goal to regulate and govern the safeguarding of life and property.
BACKGROUND
California Health and Safety Code require cities and counties to adopt building standards that are consistent with those contained in the California Building Standards Code. If local jurisdictions do not adopt such building standards, the provisions as published in the California Building Standards Code(Title 24)will become effective at the local level after 180 days from its publication date,or at a later date established by the California Building Standards Commission.
Without this proposed ordinance, Title 15 of the Upland Municipal Code would be pre-empted in its entirety and replaced with the State Building Standards Code.
At the time of adopting the State Buildings Standards into local ordinances,or anytime thereafter,the City may amend, add or repeal those regulations upon express findings that each of such modifications are "reasonably necessary because of local Climatic,Geological,or Topographical conditions". The modifications cannot be less stringent than the State mandated standards. The modifications along with the justifications must be filed with the California Building Standards Commission to become legally binding.
ISSUES AND ANALYSIS
The State's Health and Safety Code (Section 17958)mandates that the California Standards Commission adopt and publish the California Building Standards Code(Title 24 California Code of Regulations)every three years.The 2025 Edition of the California Code of Regulations Title 24, which incorporates the below-listed model codes, becomes effective statewide on January 1, 2026. The Ordinance would amend certain sections of Title 15 of the Upland Municipal Code by repealing and amending references to the prior editions of the Construction Codes.
The list below identifies the model codes upon which the 2025 Title 24 are based:
PART 1—CALIFORNIA ADMINISTRATIVE CODE
PART 2—CALIFORNIA BUILDING CODE
PART 2.5—CALIFORNIA RESIDENTIAL CODE
PART 3—CALIFORNIA ELECTRICAL CODE
PART 4—CALIFORNIA MECHANICAL CODE
PART 5—CALIFORNIA PLUMBING CODE
PART 6—CALIFORNIA ENERGY CODE
PART 7—CALIFORNIA WILDLAND URBAN INTERFACE CODE
PART 8—CALIFORNIA HISTORICAL BUILDING CODE
PART 9—CALIFORNIA FIRE CODE
PART 10—CALIFORNIA EXISTING BUILDING CODE
PART— 11 CALIFORNIA GREEN BUILDING STANDARDS CODE
PART 12—CALIFORNIA REFERENCE STANDARDS CODE
RELATIONSHIP OF TITLE 15,UPLAND MUNICIPAL CODE AND THE CALIFORNIA FIRE CODE AS
AMENDED AND ADOPTED BY THE SAN BERNADINO COUNTY FIRE DISTRICT California Building Code Chapter 9 incorporates nearly identical code language as found in the California Fire Code with regards to code-required building fire sprinlders and alarms. Presently, ALL fire prevention and suppression services within the City of Upland are provided and maintained by the San Bernadino County Fire District. In order to reconcile any discrepancies between the Upland Municipal Code and the California Fire Code, as amended, and adopted by the San Bernadino County Fire District,Title 15 of Upland's Municipal Code will be amended to adopt in its entirety by reference the California Fire Code as amended by the San Bernadino County Fire District.
The Ordinance does not contain any local amendments based on the City of Upland's Climatic,Topographical, and Geological Conditions.
At the October 27,2025 City Council meeting,the Council held first reading of Ordinance No.2004 and set a public hearing date for November 24, 2025, for the adoption by reference of the 2025 edition of the California Building Standards Codes.
ENVIRONMENTAL DETERMINATION
The Ordinance is not a project under the California Environmental Quality Act(CEQA)pursuant to Section 15378 of the CEQA Guidelines. This section exempts projects that pertain to organizational or administrative activities of government that will not result in direct or indirect physical changes in the environment.
FISCAL IMPACTS
There is no fiscal impact associated with this action.
ALTERNATIVES
Provide alternative direction to staff.
CEQA: Not a Project.
ORDINANCE NO. 2004
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UPLAND, CALIFORNIA TO ADOPT BY REFERENCE, THE 2025 CALIFORNIA
BUILDING STANDARDS CODES (PARTS 1, 2, 2.5, 3, 4, 5, 6, 7, 8 9, 10, 11 AND 12, CALIFORNIA CODE OF REGULATIONS, TITLE 24) AND SPECIFIC APPENDICES LISTED IN THESE MODEL CODES WHEREAS, international construction codes and standards are developed, updated, and published periodically via a transparent public hearing process, by professional organizations consisting of architects, engineers, designers, code officials, specialized municipal inspectors, private industry experts, and State licensed contractors; and
WHEREAS, these codes and standards are adopted by the State of California and by local communities, and where applicable, with amendments; and
WHEREAS, the City of Upland has the authority to establish appropriate administrative building permit process amendments for the purposes of enforcing the State Building Standards Codes; and WHEREAS, the City Council of the City of Upland finds that specific conditions warrant certain amendments to the 2025 CALIFORNIA BUILDING STANDARDS CODES related to construction.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF UPLAND HEREBY ORDAINS AS FOLLOWS:
Section 1. Purpose. It is the purpose and intent of this Ordinance to adopt by reference the 2025 California Building Standards Codes (Parts 1, 2, 2.5, 3, 4, 5, 6, 7, 8, 9, 10, 11 and 12, California Code of Regulations, Title 24) with certain amendments.
Section 2. Adoption of California Codes by Reference: Chapter 15 of the Upland Municipal Code is hereby amended and the following Codes and certain appendix chapters referenced therein are adopted, regardless of the California Matrix Adoption Tables, and shall be known as the City of Upland Building Codes.
Chapter 15.04
CALIFORNIA ADMINISTRATIVE CODE
Section 3. 15.04.010 Part 1 - California Administrative Code The 2025 California Administrative Code is adopted by reference, in its entirety, as the City of Upland Building Regulation Administrative Standards.
Ordinance No. 2004
Chapter 15.08
CALIFORNIA BUILDING CODE
Section 4. 15.08.010 Part 2 - California Building Code The 2025 California Building Code is adopted by reference, in its entirety, with Appendix H Signs, Appendix I Patio Covers, Appendix J Grading and Appendix Q Emergency Housing as the City of Upland Building Construction Standards.
Chapter 15.10
CALIFORNIA GREEN BUILDING STANDARDS CODE
Section 5. 15.10.010 Part 10 - California Green Building Standards Code
The 2025 California Green Building Standards Code is adopted by reference, in its entirety, as the City of Upland Green Building Construction Standards.
Chapter 15.12
CALIFORNIA MECHANICAL CODE
Section 6. 15.12.010 Part 4 - California Mechanical Code The 2025 California Mechanical Code is adopted by reference, in its entirety, as the City of Upland Mechanical Construction Standards.
Chapter 15.14
CALIFORNIA RESIDENTIAL CODE
Section 7. 15.14.010 Part 2.5 - California Residential Code The 2025 California Residential Code is adopted by reference, in its entirety, with Appendix BF Patio Covers, Appendix BM 3D Printed Building Construction, Appendix BO Existing Building and Structures, Appendix CI Swimming Pool Safety Act and Appendix CJ Emergency Housing as the City of Upland Residential Construction Standards.
Chapter 15.15
CALIFORNIA FIRE CODE
Section 8. 15.15.010 Part 9 - California Fire Code
The 2025 California Fire Code is adopted by reference to the 2025 California Fire Code as amended by the San Bernardino County Fire District.
Ordinance No. 2004
Chapter 15.22
CALIFORNIA WILDLAND-URBAN INTERFACE CODE
Section 9. 15.22.010 Part 7 — California Wildland-Urban Interface Code
The 2025 California Wildland-Urban Interface Code is adopted by reference, in its entirety, as The City of Upland Wildland-Urban Construction Standards.
Chapter 15.24
CALIFORNIA PLUMBING CODE
Section 10. 15.24.010 Part 5 - California Plumbing Code The 2025 California Plumbing Code is adopted by reference, in its entirety, as the City of Upland Plumbing Construction Standards.
Chapter 15.28
CALIFORNIA ELECTRICAL CODE
Section 11. 15.28.010 Part 3 - California Electrical Code The 2025 California Electrical Code is adopted by reference, in its entirety, as the City of Upland Electrical Construction Standards.
Chapter 15.30
CALIFORNIA ENERGY CODE
Section 12. 15.30.010 Part 6 - California Energy Code
The 2025 California Energy Code is adopted by reference, in its entirety, as the City of Upland Energy Construction Standards.
Chapter 15.32
CALIFORNIA EXISTING BUILDING CODE AND CALIFORNIA HISTORICAL CODE
Section 13. 15.32.010 Part 10 and Part 8 - California Existing Building Code and Part 8 — California Historical Code.
The 2025 California Existing Building Code and California Historical Code are adopted by reference, in their entirety, as the City of Upland Existing Building and Historical Code Standards.
Ordinance No. 2004
Chapter 15.33
CALIFORNIA REFERENCE STANDARDS CODE
Section 14. 15.33.010 Part 12 - California Reference Standards Code The 2022 California Reference Standards Code is adopted by reference, in its entirety, as the City of Upland California Reference Standards Code Standards.
Section 15. Penalties for Violation of Ordinance. It shall be unlawful for any person, firm, partnership or corporation to violate any provisions or to fail to comply with any of the requirements of this Ordinance, or the codes adopted hereby.
Any person, firm, partnership or corporation violating any provision of this Ordinance, or the Codes adopted hereby or failing to comply with any of their requirements shall be deemed guilty of a misdemeanor and upon conviction thereof shall be punished by a fine not exceeding One Thousand Dollars ($1,000.00) or by imprisonment not exceeding six (6) months, or by both such fine and imprisonment. Each such person, firm, partnership or corporation shall be deemed guilty of a separate offense for each and every day or any portion thereof during which any violation of any of the provisions of this Ordinance or Codes adopted hereby is committed, continued or permitted by such person, firm, partnership or corporation, and shall be deemed punishable thereof as provided in this Ordinance.
Section 16. Civil Remedies Available. The violation of any of the provisions of this Ordinance or the codes hereby adopted shall constitute a nuisance and may be abated by the City through civil process by means of restraining order, preliminary or permanent injunction manner provided by law for the abatement of such nuisances.
Section 17. Compliance with California Environmental Quality Act. The City Council finds that this Ordinance is not subject to the California Environmental Quality Act ("CEQA") pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly.
Further, if the activity is deemed a project this City Council finds that this Ordinance is exempt pursuant to Section 15061(b)(3) of the State CEQA Guidelines.
Section 18. Severability. The City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance or the Codes hereby adopted be rendered or declared invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences and words of this Ordinance and the Codes hereby adopted shall remain in full force and effect.
Section 19. Effective Date. This Ordinance shall become effective thirty (30) days from its adoption.
Ordinance No. 2004
Section 20. 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 24th day of November, 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 27th day of October, 2025, and was adopted at a regular meeting of the City Council of the City of Upland on the 10th day of November, 2025, by the following vote:
AYES:
NOES:
ABSENT
ABSTAINED:
ATTEST:
Keri Johnson, City Clerk
4c,°v °p`qt CITFUP LAND
oid "The City of Gracious Living"
DATE: November 24,2025
TO: MAYOR AND CITY COUNCIL
FROM: MICHAEL BLAY,CITY MANAGER
PREPARED BY:ROBERT D.DALQUEST,DEVELOPMENT SERVICES DIRECTOR
LORALEE FARRIS,PLANNING MANAGER
ANDREW ARELLANO,ASSISTANT PLANNER
SUBJECT: CONSIDER APPROVAL OF 2025 4TH QUARTER GENERAL PLAN AMENDMENTS AND
ZONE CHANGES
RECOMMENDED ACTION:
It is recommended that the City Council: 1)Adopt a Resolution(Attachment A)for the 2025 Fourth Quarter General Plan Amendments approving General Plan Amendment No. 24-0003 and General Plan Amendment No. 25-0001 to modify the General Plan land use designations of 460 S. Campus Avenue from the Multi-Family Low (MFR-L) General Plan designation to the Neighborhood Commercial(NC)General Plan designation, and change the land use designation of 852 Alpine Street from the Institutional (I) General Plan land use designation to the Multi-Family Residential Medium(MFR-M)General Plan designation;and,2)Hold first reading by title only,waive further reading, and introduce an Ordinance approving Zone Change No.24-0003 to change the zoning designation of 460 S.Campus Avenue from Residential Multi-Family Low (RM-20) to Neighborhood Commercial (NC), and approving Zone Change No. 24-0002 to change the zoning designation of 852 Alpine Street from Public/Institutional (PB/I) to Residential Multi-Family Medium(RM-30).
GOAL STATEMENT
The proposed action supports the City's goals of retaining land uses that generate revenue to the City, provide employment for residents while balancing other community needs,such as housing in a range of types,densities,and unit sizes that meet the housing needs of residents of all income levels; and balancing commercial and residential development within the City to provide services for residents and a supportive local clientele for businesses.
BACKGROUND
The property owners of 460 S. Campus Avenue and 852 Alpine Street have submitted applications to amend the General Plan and Zoning designations of their properties in order to remove the legal non-conforming status of their existing land uses and allow the property to comply with the current provisions of the Upland Municipal Code.
State Law
California Government Code Section 65358(b)
Pursuant to California Government Code Section 65358(b),the City can amend any mandatory element of the General Plan up to four(4)times a year, and that several amendments may be grouped and processed together which would count as one general plan amendment. Given the two previous general plan amendments in 2025,which included the Housing Element Rezoning Program, and the Villa Serena Specific Plan General Plan Amendment, the number of applicant-driven General Plan Amendment applications received this year has necessitated the need to group two requests together into the Fourth Quarter action.
Senate Bill 330— "No Net Loss"
Senate Bill 330, also known as the Housing Crisis Act of 2019,became effective on January 1,2020,and expanded and/or amended State legislation with broad goals of facilitating increased production of housing. The bill added Section 66300(b)(1)to the California Government Code,which prohibits a city from changing the general plan land use designation or zoning designation of parcels that results in a reduction in density,or development standards that would apply to residential development(i.e.height,floor area ratio,open space or lot size requirements,setbacks,lot coverage) that would lessen the density of housing. These regulations ensure that there will be "no net loss" of residential capacity within the City,unless this loss is replaced concurrently on property elsewhere in the City.
Amending the designation of 460 S. Campus Avenue,which contains an existing convenience store,from the Multi- Family Low (MFR-L) General Plan designation to the Neighborhood Commercial (NC) General Plan designation, and rezoning from Residential Multi-Family Low(RM-20) district to the Neighborhood Commercial (NC) district, would result in the loss of residential density of 10 potential units allowed under the current zoning. It is unlikely that these 10 residential units would ever be constructed on this parcel. The property changed ownership in 2024,and the new owner intends to continue the use of the property as a convenience store. Additionally, the property is approximately 75 feet from the Interstate-10 Freeway,where the area is subjected to high ambient noise levels from traffic.
To offset this loss,this amendment is processed concurrently with General Plan Amendment No. 25-0001 and Zone Change No.24-0002,to amend 1.47 acres at 852 Alpine Street,from the Institutional(I)General Plan designation to the Multi-Family Residential Medium (MFR-M) General Plan designation and rezoning from Public/Institutional (PB/I)district to Residential Multi-Family Medium(RM-30)district. This residential upzoning will add a residential capacity of 44 units,where the existing zoning designation does not allow residential uses.
This property contains an existing 8-unit multi-family residential building, which was originally constructed as a residential dormitory associated with the Upland College,and an 851 square foot single family residence constructed in 1918. Today, without its institutional association, it remains a legal non-conforming residential use within the Public/Institutional(PB/I)zoning district. With the rezoning of this parcel to RM-30,the residential capacity within the City will not be lost as a result of the rezoning of 460 S. Campus Avenue. Additionally, the upzoning of 852 Alpine Street will allow enough residential capacity to offset the rezoning associated with the separately proposed San Antonio Water Company headquarters project (GPA-24-0004, ZC-24-0004, DPR-24-0008), which has also been scheduled for City Council review.
As summarized in Table 3 below, the concurrent zone changes will result in a net increase in residential capacity, thereby ensuring compliance with the requirements of SB 330.
Table 3—No Net Loss Table
Current Current
Site Zone Residential Proposed Zone Capacity After Zone Change Capacity
852 Alpine Street PB/I 0 RM-30 36 (total capacity is 44, but the site currently has 9 units)
460 S. Campus RM-20 10 Neighborhood 0
Avenue Commercial
(NC)
(Separate Agenda RS-10 20 PB/I 0
Item)
SAWCO
Headquarters
(GPA-24-
0004/ZC-24-
0004/DPR-24-
0008)
Planning Commission Recommendation
On October 22,2025,the Planning Commission held a noticed public hearing and recommended that the City Council approve the 2025 4th Quarter General Plan Amendments and Zone Changes.
ISSUES AND ANALYSIS
GENERAL PLAN/ZONE CHANGE REQUESTS
A. General Plan Amendment No.24-0003 and Zone Change No.24-0003—460 S.Campus Avenue
BACKGROUND
San Bernardino County Assessor Records indicate that the property was developed in 1967 through the approval of Site Plan No.SP-4-66-(211),which approved the construction of a Circle K Market on the southeast corner of Campus Avenue and Sycamore Court. The business on-site was operated as a"Circle K"convenience store until ownership
changed to "Beverage House Liquor" in 2024. The business operates with an existing Type 21 (Off-Sale General) Alcoholic Beverage Control license, for the sales of beer, wine, and distilled spirits, with no history of disciplinary action.At the time the property was originally constructed,the property was located within the C-1 Commercial Zone.
Over time, the zoning designation of the property was changed to Neighborhood Commercial Stores (CN)S zoning district. The property was changed to Multi-Family Low in the general plan and rezoned to Residential Multi-Family- 20 (RM-20) in 2015, when the City processed a City-wide comprehensive General Plan Update and Zoning Code Update. The zone change to RM-20 resulted in the convenience store becoming a legal, non-conforming use. The Applicant's request for the general plan amendment and zone change is to eliminate the non-conforming status of the existing convenience store and allow this use to continue into the future consistent with the proposed Neighborhood Commercial(NC)Zoning designation.
ANALYSIS
General Plan Amendment
The project site is located within the Multi-Family Low(MFR-L) General Plan designation. Per the City's General Plan Land Use Element, the Multi-Family Residential Low designation is for supporting vertically attached multi- family development(i.e.,townhomes),between 10 to 20 dwelling units per adjusted gross acre.
The Applicant, Upland BHL Property LLC, proposes to change the General Plan land use designation from Multi- Family Low to Neighborhood Commercial (NC) (See Exhibit A to Resolution). This Neighborhood Commercial designation supports supermarkets,drug stores,and a variety of smaller shops.The designation is for shopping centers for daily shopping needs with a service radius of approximately one mile.
The request to amend the General Plan and Zoning Designations of the property are consistent with the General Plan goals and/or policies in Table 4,below.
Table 4—General Plan Consistency
General Plan Goal/Policy Consistency
Land Use Policy LU-3.5 The project will remove the nonconforming status of the Commercial Revitalization. Encourage the existing business allowing for future uses and expansion revitalization of aging commercial centers to improve for new businesses to provide more services to the the tax base and provide improved commercial services community. for the community.
Land Use Policy LU-4.2 The existing convenience store will continue to service Balance Commercial and Residential Development. the surrounding residences providing a local Strive to balance commercial and residential convenience for the neighboring residences. development within the City to provide services for
residents and a supportive local clientele for business.
Land Use Policy LU-5.1 The existing convenience store will provide a Complementary Uses. Encourage the development of convenient location for the surrounding homes and complementary land uses such as grocery stores, basic community located directly across the street. commercial services, parks and recreational fields, and schools in close proximity of residential uses.
Zone Change
The subject property is located within the Residential Multi-Family Low(RM-20)zoning district.The purpose of the RM-20 zone is to allow for vertically attached multi-family developments(i.e.,townhomes.)that are meant to support the growth of the City supporting ten units to the acre to twenty units to the acre.
The Applicant proposes to change the zoning from Residential Multi-Family Low to Neighborhood Commercial(NC) (See Exhibit A to Ordinance). The NC zone is intended to reduce the need to drive by providing everyday goods and services close to where people live and work,and by allowing for centers of neighborhood activity that support small businesses. As previously mentioned, the site contributes to the area as a convenience store providing a local retail service that supports the surrounding residences.
Under the existing RM-20 zone,the existing use of a convenience store with off-site alcohol sales is not permitted,as indicated in Table 17.04-1 (Permitted Land Uses in the Residential Zone).
Key
PP
P Permitted Use
CUP Conditional UsePermit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed
General Marba/Cofiv ence.Stcra. ketidkySraue(lassrhenrg000sq.fr.) — A cohol Sales,off-its —
However,pursuant to Table 17.06-1 (Permitted Land Uses in the Commercial Zones)under the proposed NC zone, the use would be permitted, and is not closer than 1,000 feet from another market. The existing convenience store does not have a conditional use permit for alcohol sales as when it was established the Zoning Code at the time did not require a conditional use permit. Although the proposed rezoning would cure the non-conforming issue with the properties zoning, alcohol sales currently requires a conditional use permit which will need to be remedied in the future when the applicant makes any changes or improvements to the property. Under the NC zone, any future expansions of alcohol sales use would require a submittal of a conditional use permit application and approval by the Planning Commission.
Key
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admin.Use Permit Req.
—Use Not Allowed Neighborhood Commercial(NC) Genera,Marke VCcnvenrence.Stwe5p ciekySrore(hms than rg000 sq.fr_) '_3_ Alcohol Sales,offsite 0.?
[g] Markets may not be located lass than i,000 feet from another market Lastly,as no development is proposed as part of this General Plan amendment and Zone Change,there would be no anticipated impact generated on the surrounding area as part of this land use change,as the use exists and will continue as-is.
B. General Plan Amendment No.25-0001 and Zone Change No.24-0002—852 Alpine Street
BACKGROUND
San Bernardino County Assessor Records indicate that the property was developed with an 851 square foot single family dwelling in 1918 and a residential dormitory with 8 units in 1964 that is currently used as multi-family residences.The Applicant,Nick Hankins,wishes to complete tenant improvements within the building to convert the existing multi-family residences to senior citizen apartments.In accordance with Table 17.08-1 (Permitted Land Uses in Special Purpose Zones) of the Upland Municipal Code, the existing multi-family apartments, as well as the Applicant's desired use for senior citizen housing, are neither permitted nor conditionally permitted use allowed in the Public/Institutional(PB/I)zoning district.
The Applicant's request for the general plan amendment and zone change applications is to eliminate the nonconformity of the existing use and allow for the opportunity to develop additional senior citizen housing, which will require a future entitlement.Senior citizen housing is a"Permitted Use"in the proposed Residential Multi-Family Medium Zoning District(RM-30).
The immediate area adjacent to the subject site is mostly owned by the Pacific Conference—Brethren Christ organization. The surrounding uses are an event center building,the Pacific Lifeline housing complex,single family residences,the Pacific Community Center,the Pacific Electric Trail,light industrial uses,and open space/recreational uses. Additionally, on September 8, 2025, the City Council adopted a Resolution approving the Housing Element Rezoning Program,which amended the General Plan designation of approximately 9.4 acres immediately to the south of the subject property from Business/Residential Mixed Use to Multi-Family Residential High (MFR-H), and subsequently on September 22,2025,the City Council adopted the rezoning of the same site from Business/Residential —Mixed Use(B/R-MU)to Multi-Family Residential High(RM-40).
ANALYSIS
General Plan Amendment
The subject 1.47-acre site is located within the Institutional(I)General Plan designation.Per the City's General Plan Land Use Element,the Institutional designation is for large private institutions,including a hospital and churches.
The Applicant proposal is to change the General Plan land use designation from Institutional to Multi-Family
Residential Medium (MFR-M) (See Exhibit A to Resolution). This 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 in 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.
The request to amend the general plan and zoning designations of the property are consistent with the General Plan goals and/or policies in Table 5,below.
Table 5—General Plan Consistency
Goal/Policy Consistency _
Land Use Element Policy LU-1.5 The project amendment will facilitate the Applicant's Range of Housing Types and Densities. Provide high- ability to conduct tenant improvements within the quality housing in a range of types, densities, and unit existing building to provide additional housing needs for sizes that meets the housing needs of residents of all senior citizens. The proposed amendment would create income levels. additional residential lands within the City, and the proposed General Plan language change would remove
a potential restriction on the production of housing and affordable housing within the City at the project site.
Land Use Policy LU-2.3
Living Environment. Provide healthy, affordable and The project will provide development of senior citizen desirable living environments consistent with adopted housing that offers easy access to needed services. code requirements that set forth the acceptable health
and safety standards for the occupancy of housing. _ Housing Policy HE-3.3
Special Needs. Address the special housing needs of Future affordable housing units for senior citizens will seniors, families with children, disabled people, contribute towards meeting the City's affordable homeless people,and others with special needs through housing goals as contained in proactive strategies aimed at housing production and the City's General Plan Housing Element. assistance.
Zone Change
The subject property is located within the Public/Institutional(PB/I)zoning district. The purpose of the PB/I zone is to allow for public and quasi-public facilities that serve Upland residents and visitors and enhance the quality of life within the City. Permitted uses in the PB/I zone include public schools;parks and playgrounds; community centers; museums, cultural, and interpretive facilities; public libraries; governmental offices; police and fire stations; and hospitals. Public uses permitted with the approval of a Conditional Use Permit include large-scale facilities such as cemeteries, correctional institutions, major utilities, and other similar public works projects. Quasi-public uses permitted in the PB/I zone with the approval of a Conditional or Administrative Use Permit include religious facilities, private hospitals,private schools,day care facilities,and private institutions. The maximum FAR in the PB/I zone is
0.5. The PB/I zone implements the Institutional (I), Civic/Schools (C-S), and Public Utilities (PU) land use designations in the General Plan.
The Applicant proposes to change the zoning designation from Public/Institutional(PB/I)to Residential Multi-Family Medium(RM-30)(See Exhibit A to Ordinance).The RM-30 zone is intended to provide areas for a variety of medium- density multi-family residential developments at densities up to 30 units per net acre exclusive of City and state density bonuses. Housing types include three-to four-story multi-family housing projects,duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping;medium front,side,and rear yards;and shared driveways and parking. The RM-30 zone implements the Multi-Family Residential Medium (MFR-M) land use designation in the General Plan.
As mentioned previously,the Applicant intends to construct tenant improvements to prepare the existing multi-tenant residential building to be marketed as senior housing and would like the option to construct senior citizen housing apartments,in the future on the subject site,with a subsequent application for development plan review.
Pursuant to Table 17.08-1 (Permitted Land Uses in Special Purpose Zones),under the current PB/I zoning,the existing multi-family residential(apartments)nor senior citizen housing are permitted uses,making the existing use legal non- conforming.
Key
P Permitted Use
CUP Conditional Use Permit Req.
A.UP14drnin.Use Permit Req.
—Use Not Allowed Psi bug institutional(Poll) MJItLFamily Residential(Apartments)(g or more attached)Senior Citizen Housing — However,pursuant to Table 17.04-1 (Permitted Land Uses in the Residential Zones),under the RM-30 Zoning,these uses are permitted. While Multi-family Residential(Apartments)require an Administrative Use Permit,as of the date of this staff report, Ordinance No. 2001, adopted by the City Council on September 22,2025,will go into effect on October 23, 2025, making Multi-family Residential (Apartments) a use permitted by right in the RM-30 Zoning District,as well.
Ordinance No,2001 Exhibit(Excerpt)
'Key Residential Zones
P Permitted Use
CUP Conditional Use Permit Req.
AUP Admiu.Use Permit Req. •
—Use Not Allowed RS-20 RS-13 RS-10 RS-7.5• RS-4 RS-MH RM-10 RM 2G RIM-30 RM40 Applicable Regulations • Multi-family Residential(Apartments)
(3 or more attached)
Senior Citizen Houa�ntr — P P P eh.17.38
ENVIRONMENTAL DETERMINATION
The 2025 Fourth Quarter General Plan Amendments and Zone Changes is exempt from the requirements of the California Environmental Quality Act's guidelines pursuant to Section 15061(b)(3). Section 15061(b)(3),referred to as the "General Rule", applies to those projects where it is seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The project consists of map changes only, amending the General Plan and Zoning designation of two parcels, where no development or change of use is proposed.
FISCAL IMPACTS
There is no fiscal impact associated with this action.
ALTERNATIVES
Provide alternative direction to staff.
CEQA: Determine to be Exempt
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UPLAND,
CALIFORNIA APPROVING AN EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA), PURSUANT TO SECTION 15061(B)(3) (GENERAL RULE) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES FOR THE 2025 4th QUARTER GENERAL
PLAN AMENDMENTS AND ZONE CHANGES AND APPROVING A) GENERAL PLAN AMENDMENT NO. 24-0003 TO AMEND THE GENERAL
PLAN LAND USE DESIGNATION FROM MULTI-FAMILY RESIDENTIAL LOW (MFR-L) TO NEIGHBORHOOD COMMERCIAL (NC) ON A 0.54 ACRE PARCEL (APPROXIMATELY 23,522 SQUARE FEET), LOCATED AT 460 S. CAMPUS AVENUE (APN: 1047-192-61) AND B) GENERAL PLAN AMENDMENT NO. 25-0001 TO AMEND THE GENERAL PLAN LAND USE
DESIGNATION FROM INSTITUTIONAL (I) TO MULTI-FAMILY RESIDENTIAL MEDIUM (MFR-M) ON A 1.47 ACRE PARCEL, LOCATED AT 852 ALPINE STREET (APN: 1046-332-13)
WHEREAS, Steve Rawlings, for Upland BHL Property LLC (Applicant) has filed applications requesting approval of General Plan Amendment No. GPA-24-0003 and Zone Change No. ZC-24-0003 for 460 S. Campus Avenue ("Amendment A"); and WHEREAS, Nick Hankins, Connect Senior Services (Applicant) has filed applications requesting approval of General Plan Amendment No. GPA-25-0001 and Zone Change No. ZC-24-0002 for 852 Alpine Street ("Amendment B"); and WHEREAS, both applications being processed together as a single General Plan Amendment to the Land Use Element of the Upland General Plan referred to as the 2025 Fourth Quarter General Plan Amendments and Zone Changes ("the Project"); and
WHEREAS, the site of Amendment A, located at 460 S. Campus Avenue, has a General Plan Land Use Designation of Multi-Family Low (MFR-L) and is within a Zoning District of Multi-Family Low (RM-20); and
WHEREAS, the Applicant of Amendment A has submitted applications to amend the General Plan Land Use Designation of the subject parcel to Neighborhood Commercial (NC) and to the Neighborhood Commercial (NC) Zoning District; and WHEREAS, the site of Amendment B, located at 852 Alpine Street, has a General Plan Land Use Designation of Institutional (I) and is within a Zoning District of Public/Institutional (PB/I); and
WHEREAS, the Applicant of Amendment B has submitted applications to amend the General Plan Land Use Designation of the subject parcel to Multi-Family Residential Medium (MFR-M) and to the Residential Multi-Family Medium (RM-30) Zoning District; and
WHEREAS, Upland Municipal Code Section 17.43.050(E) requires that if one or more permit applications are submitted concurrently for a single proposed project, each application shall be acted upon concurrently by the highest review authority. In
this case, the highest review authority is the City Council, therefore the Planning Commission made a recommendation to the City Council.
WHEREAS, on October 22, 2025 at 6:30 p.m. the Planning Commission conducted a public hearing for the project and heard and considered both oral and written evidence and recommended that the City Council adopt a Resolution and an Ordinance approving the 2025 4th Quarter General Plan Amendments and Zone Changes; and
WHEREAS, the City Council, before it may approve of the General Plan Amendment, must make findings by resolution, as hereinafter provided, that the evidence presented shows that all of the findings referenced in Section 1 of this Resolution can be made.
WHEREAS, the project is considered a project as defined by the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq.; WHEREAS, the project qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (General Rule), of the California Environmental Quality Act Guidelines. The "general rule" applies to the project as it is seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, as the project involves a mapping change of single parcel.
WHEREAS, the City of Upland City Clerk on November 14, 2025, published legal notices 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 Division on November 12, 2025, mailed the public hearing notices to each property owner within a 300-foot radius of the sites where Amendment A and Amendment B are proposed, 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 November 10, 2025, posted the public hearing notice on the city website.
WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on November 24, 2025, at which time it received public testimony and considered the California Environmental Quality Act (CEQA) for the Project.
NOW, THEREFORE, the City Council of the City of Upland hereby finds, determines and resolves as follows:
Section 1. Findings. The City Council hereby makes the following findings and determinations in connection with the recommendation for approval of the Project:
A. The above Recitals are true and correct.
B. Per Upland Municipal Code Section 17.49.050, the review and decision-making authority may approve an application for a General Plan Amendment only if the proposed project is supported by all of the following findings:
C.
Amendment A - General Plan Amendment No. GPA-24-0003 and Zone Change No. ZC-24-0003 - 460 S. Campus Avenue
1. Finding: The proposed General Plan Amendment is in the public interest.
Evidence: The proposed General Plan Amendment does not have negative effects on the public interest. The amendment changes the existing land use designation from Multi-Family Low to Neighborhood Commercial which will continue to serve the public as it brings conformity to an existing convenience store.
2. Finding: The proposed General Plan Amendment is consistent and compatible with the rest of the General Plan.
Evidence: The General Plan Amendment is consistent and compatible with the rest of the General Plan, which specifically promotes commercial business that conveniently and locally serves Upland residents which is consistent with the following goals and policies of the General Plan.
Policy LU-3.5 Commercial Revitalization. Encourage the revitalization of aging commercial centers to improve the tax base and provide improved commercial services for the community. The project will remove the nonconforming status of the existing business allowing for future uses and expansion for new businesses to provide more services to the community.
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 business. The existing convenience store will continue to service the surrounding residences providing a local convenience for the neighboring residences.
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 of residential uses. The existing convenience store will provide a convenient location for the surrounding homes and community located directly across the street.
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 project have been evaluated. The General Plan Amendment will not be detrimental to the public health,
safety, or welfare, as the site has been and continues to be a convenience store since 1967 with no history of detriment to the surrounding areas which will be required to continue to comply with the required standards set forth in Chapter 17 of the Municipal Code. Any future development on the property will be required to comply with all City zoning codes, and to be compliant with the regulations of outside agencies including, but not limited to the San Bernardino County Fire Department, to further ensure that the project does not result in impacts detrimental to the public's health, safety or welfare. While creating the opportunity to change the occupancy to a new business permitted under the new designation.
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 General Plan Amendment has been processed in full compliance with the provisions of the California Government Code, CEQA, and the City of Upland Municipal Code. This General Plan Amendment is exempt from review under the California Environmental Quality Act ("CEQA") (California Public Resources Code Section 21000, et seq.), pursuant to State CEQA Regulation §15061(b)(3) (14 Cal. Code Regs. § 15061(b)(3)), the commonsense exemption covering activities with no possibility of having a significant effect on the environment.
Amendment B - General Plan Amendment No. GPA-25-0001 and Zone Change No. ZC-24-0002 - 852 Alpine Street
1. Finding: The proposed General Plan Amendment is in the public interest.
Evidence: The proposed amendment does not have negative effects on the public interest. The amendment changes the existing land use designation from Institutional (I) to Multi-Family Residential Medium (MFR-M). This will allow additional housing to be built up to 30 units per acre. The change will not remove City review from future requests for change/intensification of residential density.
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 rest of the General Plan and any implementation programs that may be affected as it would not substantively modify the existing provisions of the General Plan. More specifically, the proposed amendments would be consistent with the following goals and policies of the General Plan
Land Use Element 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. The
project amendment will facilitate the Applicant's ability to conduct tenant improvements within the existing building to provide additional housing needs for senior citizens. The proposed amendment would create additional residential lands within the City, and the proposed General Plan language change would remove a potential restriction to the production of housing and affordable housing within the City at the project site.
Land Use Policy LU-2.3 - Living Environment. Provide healthy, affordable and desirable living environments consistent with adopted code requirements that set forth the acceptable health and safety standards for the occupancy of housing. The project will provide development of senior citizen housing that offers easy access to needed services.
Housing Policy HE-3.3 - Special Needs. Address the special housing needs of seniors, families with children, disabled people, homeless people, and others with special needs through proactive strategies aimed at housing production and assistance. Future affordable housing units for senior citizens will contribute towards meeting the City's affordable housing goals as contained in
the City's General Plan Housing Element.
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 City Council assessed the proposed project for potential land use related impacts and determined that the project would not be detrimental to public health, safety or welfare. Any future development on the property will be required to comply with all City zoning codes, and to be compliant with the regulations of outside agencies including, but not limited to the San Bernardino County Fire Department, to further ensure that the project does not result in impacts detrimental to the public' s health, safety or welfare. The new land use designation would remove a provision that limits residential uses on the project site; however, the City would still retain review procedures and can still accept or reject applications. In addition, this change would allow residential project that would otherwise not even be possible, potentially providing increased housing opportunities to residents of the City.
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 General Plan Amendment has been processed in full compliance with the provisions of the California Government Code, CEQA, and the City of Upland Municipal Code. This General Plan Amendment is exempt from review under the California Environmental Quality Act ("CEQA") (California Public Resources Code Section 21000, et seq.), pursuant to State CEQA Regulation §15061(b)(3) (14 Cal. Code
Regs. § 15061(b)(3)), the commonsense exemption covering activities with no possibility of having a significant effect on the environment.
Section 2. Determination. In light of the evidence presented at the hearing on this application, and based on the findings set forth above, the City Council of the City of Upland approves A) General Plan Amendment No. 24-0003, located at 460 S.
Campus Avenue; and B) General Plan Amendment No. 25-0001, located at 852 Alpine Street.
Section 3. Compliance With The California Environmental Quality Act. The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (General Rule of the California Environmental Quality Act Guidelines. The "general rule" applies to those projects where it is seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, as the project involves a mapping change of single parcel.
Section 4. 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 of this 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 5. Certification. The City Clerk shall certify to the passage and adoption of this Resolution, and shall cause this Resolution and enter it into the book of original resolutions.
Section 6. Effective Date. This Resolution shall become effective immediately.
PASSED, APPROVED and ADOPTED this 24th day of November, 2025.
Bill Velto, Mayor
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 24th day of November, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
Keri Johnson, City Clerk
EXHIBIT A
Amendment A - GPA-24-0003 for 460 S. Campus Avenue
Proposed General Plan Amendment — 460 S. Campus Avenue
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ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UPLAND, CALIFORNIA APPROVING ZONE CHANGE NO. 24-0003
TO CHANGE THE ZONING DESIGNATION OF 460 S. CAMPUS
AVENUE FROM RESIDENTIAL MULTI-FAMILY LOW (RM-20) TO
NEIGHBORHOOD COMMERCIAL (NC), AND APPROVING ZONE
CHANGE NO. 24-0002 TO CHANGE THE ZONING DESIGNATION
OF 852 ALPINE STREET FROM PUBLIC/INSTITUTIONAL (PB/I)
TO RESIDENTIAL MULTI-FAMILY MEDIUM (RM-30)
WHEREAS, Steve Rawlings, for Upland BHL Property LLC (Applicant) has filed applications requesting approval of General Plan Amendment No. GPA-24-0003 and Zone Change No. ZC-24-0003 for 460 S. Campus Avenue ("Zone Change A"); and WHEREAS, Nick Hankins, Connect Senior Services (Applicant) has filed applications requesting approval of General Plan Amendment No. GPA-25-0001 and Zone Change No. ZC-24-0002 for 852 Alpine Street ("Zone Change B"); and WHEREAS, both applications being processed together and are referred to as the 2025 Fourth Quarter General Plan Amendments and Zone Changes ("the Project"); and
WHEREAS, the site of Zone Change A, located at 460 S. Campus Avenue, has a General Plan Land Use Designation of Multi-Family Low (MFR-L) and is within a Zoning District of Multi-Family Low (RM-20); and
WHEREAS, the Applicant of Zone Change A has submitted applications to amend the General Plan Land Use Designation of the subject parcel to Neighborhood Commercial (NC) and to the Neighborhood Commercial (NC) Zoning District; and WHEREAS, the site of Zone Change B, located at 852 Alpine Street, has a General Plan Land Use Designation of Institutional (I) and is within a Zoning District of Public/Institutional (PB/I); and
WHEREAS, the Applicant of Zone Change B has submitted applications to amend the General Plan Land Use Designation of the subject parcel to Multi-Family Residential Medium (MFR-M) and to the Residential Multi-Family Medium (RM-30) Zoning District; 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, on October 22, 2025 at 6:30 p.m. the Planning Commission conducted a public hearing for the project and heard and considered both oral and written evidence and recommended that the City Council adopt a resolution and an ordinance approving the 2025 4th Quarter General Plan Amendments and Zone Changes; and
Ordinance No.
WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on November 24, 2025, at which time it solicited public testimony concerning the 2025 4th Quarter General Plan Amendments and Zone Changes; and WHEREAS, the City Council, before it may approve of the Zone Changes, must make findings, as hereinafter provided, that the evidence presented shows that all of the findings referenced in Section 1 of this Ordinance can be made.
WHEREAS, the project is considered a project as defined by the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq.; WHEREAS, the project qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (General Rule), of the California Environmental Quality Act Guidelines. The "general rule" applies to the project as it is seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, as the project involves a mapping change of single parcel.
WHEREAS, the City of Upland City Clerk, on November 14, 2025, published legal notices 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 Division on November 12, 2025, mailed the public hearing notices to each property owner within a 300-foot radius of the sites where Zone Change A and Zone Change B are proposed, 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 November 10, 2025, posted the public hearing notice on the city website.
WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on November 24, 2025, at which time it received public testimony and considered the California Environmental Quality Act (CEQA) for the Project.
WHEREAS, all legal prerequisites for the adoption of this Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF UPLAND DOES ORDAIN AS FOLLOWS:
Section 1. The above recitals are true and correct and are hereby incorporated herein by this reference.
Section 2. Ordinance: Amending the Zoning Map
1. Amend the Zoning Designations of the parcels shown in Exhibit A, attached hereto and incorporated herein by reference.
Ordinance No.
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:
Zone Change A - Zone Change No. ZC-24-0003 - 460 S. Campus Avenue
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 project would rezone Assessor's Parcel Number 1047- 192-61 to Neighborhood Commercial (NC) to be consistent with the proposed land use designation. The proposed General Plan land use designation for the project site is Neighborhood Commercial (NC).
According to the General Plan, Neighborhood Commercial (NC) land use designation supports supermarkets, drug stores, and a variety of smaller shops. The designation is for shopping centers for daily shopping needs with a service radius of approximately one mile. No changes to the business are proposed. No history of detriment of the surrounding area have directly resulted from the existing business.
2. Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City
Evidence: In general, the proposed amendment would change a zoning classification that is already located within the City and provide conforming status to the site that is serving the surrounding community.
The City would still retain review procedures and can still accept or reject applications. In addition, this change would allow a variety of future businesses to be introduced to serve the community that would otherwise not even be possible.
3. 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.
Ordinance No.
Evidence: There are no proposed changes to the site as the site is physically suitable in design, location, shape, size and the current characteristics will not be detrimental to public health, safety or welfare to the surrounding properties and the community at large. That the Site is physically suitable for the Neighborhood Commercial (NC) zoning designation, in that the site does not contain significant areas of slopes or sensitive environmental resources, which cannot be avoided through appropriate site planning. The site has adequate access to an adequately maintained road and subsequently will continue to be suitable for the existing and future businesses' needs.
Zone Change B - Zone Change No. ZC-24-0002 - 852 Alpine Street
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 project would rezone Assessor's Parcel Number 1046- 332-13 to Residential Multi-Family Medium (RM-30) to be consistent with the proposed land use designation. The City of Upland General Plan provides a list of compatible "Implementing Zones" for each land use designation which establishes what zoning designations are considered compatible with the applicable General Plan land use designation. The proposed General Plan land use designation for the project site is Multi- Family Residential Medium (MFR-M). The proposed Residential Multi- Family Medium (RM-30) zone is listed as an implementing zone.
According to the General Plan, the Multi-Family Residential Medium (MFR-M) land use designation supports a variety of residential development types including vertical and horizontal attached units (i.e., stacked flats, etc.) as well as detached products. 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. The proposed amendment would allow for up to 44 multi- family units, with a maximum density of 30 units per gross developable acre, which is consistent with the Multi-Family Residential Medium (MFR- M). land use designation.
2. Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City.
Evidence: In general, the proposed amendment would change a zoning classification that is already located within the City and near other multi- family residential uses. The City would still retain review procedures and can still accept or reject applications. In addition, this change would allow multi-family residential projects that would otherwise not even be possible, potentially providing increased housing opportunities to residents of the City.
Ordinance No.
Any future development on the property will be required to comply with all City zoning codes, and to be compliant with the regulations of outside agencies including, but not limited to the San Bernardino County Fire Department, to further ensure that the project does not result in impacts detrimental to the public' s health, safety or welfare.
3. 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 Site is physically suitable for the Residential Multi-Family Medium (RM-30) zoning designation, in that the site does not contain significant areas of slopes or sensitive environmental resources, which cannot be avoided through appropriate site planning. The site has adequate access to a adequately maintained road and subsequently will accommodate the anticipated development of potential new multi-family housing up to 30 units per acre.
Section 4. Compliance with California Environmental Quality Act. The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (General Rule of the California Environmental Quality Act Guidelines. The "general rule" applies to those projects where it is seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, as the project involves a mapping change of single parcel.
Section 5. 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, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.
Section 6. Effective Date. This Ordinance shall become effective thirty (30) days from its adoption.
Section 7. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published in a newspaper of general circulation printed and published within the City of Upland, pursuant to all legal requirements.
PASSED, APPROVED, AND ADOPTED this day
of , 2025.
Ordinance No.
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
EXHIBIT A
Zone Change A - Zone Change No. ZC-24-0003 for 460 S. Campus Avenue
Ordinance No.
Proposed Zone Change - 460 S. Campus Avenue
Existing: Residential Multi-Family Low (RM-20)
E 7111 St
RS 7.500
n
3 am
RS 7,500
PS 500 It
RS•75 6
R575W 5ycamore CL •
NM 2
lWF2
RM-2
F, 6Rkhrand Sr
1-iO E%Press banes
$a R'chland SI
San Bernardi nocy,3, /OFxPP>as hBernarynoF
San Bernardino Frytvres5Lanes 3a7Q
Amended to: Neighborhood Commercial (NC)
RS•7,500
3 IkM.2
D RS 7500
R5a•500
RS>5o0 Sycamore
RM2
CN
R3.1
FRrhfirye$!
ExpressLanes
San 6 R'chland
San BernardooFyry /-IOQ,eee.ess dn8er'lardrnofi
41,
neernardino� kPresslanes IS,
Zone Change B - Zone Change No. 24-0002 - 852 Alpine Street Proposed Zoning Amendment - 852 Alpine Street
Ordinance No.
Existing: Public/Institutional (PB/I)
"E:
M Arrow Hwy W Arrow Hwy W Ar r m
N
M rT
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ulJ.:
nli P1 hl,
e•.f.
'r N
RM-2
n
Amended to: Residential Multi-Family Medium (RM-30)
[6-7500
PS [tS7i00
V Arrow Hwy W Arrow Hwy W Arrn
115 j fp
H M-7
RR1-2 Alpine St
RM.7 PEI
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RM z •
W Vei ueu ui W Vernon Ur
eciFlc Electric Trail Pacific ELectric Trail Pacific ELe LI
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RM-2
U {
1 7 2'
n
RESOLUTION NO. 5042
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
UPLAND, CALIFORNIA RECOMMENDING APPROVAL OF AN
EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA), PURSUANT TO SECTION 15061(B)(3) (GENERAL
RULE) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, GUIDELINES AND RECOMMENDING APPROVAL OF THE 2025
FOURTH QUARTER GENERAL PLAN AMENDMENTS AND ZONE
CHANGES INCLUDING: A) GENERAL PLAN AMENDMENT NO. 24- 0003 AND ZONE CHANGE NO. 24-0003 TO AMEND THE GENERAL
PLAN LAND USE DESIGNATION ---FROM--- --MULTI-FAMILY
RESIDENTIAL LOW(MFR-L) TO NEIGHBORHOOD COMMERCIAL
(NC) AND THE ZONING DESIGNATION FROM RESIDENTIAL MULTI-FAMILY LOW (RM-20) TO NEIGHBORHOOD COMMERCIAL
(NC) ON A 0.54 ACRE PARCEL (APPROX. 23,522 SQUARE FEET), LOCATED AT 460 S. CAMPUS AVENUE (APN: 1047-192-61) AND B) GENERAL PLAN AMENDMENT NO. 25-0001 AND ZONE CHANGE NO.
24-0002 TO AMEND THE GENERAL PLAN LAND USE DESIGNATION
FROM INSTITUTIONAL (I) TO MULTI-FAMILY RESIDENTIAL
MEDIUM (MFR-M) AND THE ZONING DESIGNATION FROM PUBLIC/INSTITUTIONAL (PB/I) TO RM-30 RESIDENTIAL MULTI- FAMILY MEDIUM (RM-30) ON A 1.47 ACRE PARCEL , LOCATED AT 852 ALPINE STREET (APN: 1046-332-13).
• Intent of the Parties and Findings
WHEREAS, Steve Rawlings (Applicant) has filed applications requesting approval of General Plan Amendment No. GPA-24-0003 and Zone Change No. ZC- 24-0003 for 460 S. Campus Avenue ("Amendment A"); and
WHEREAS, Nick Hankins (Applicant) has filed applications requesting approval of General Plan Amendment No. GPA-25-0001 and Zone Change No. ZC-24-0002 for 852 Alpine Street ("Amendment B"); and
WHERE, both applications being processed together as a single General Plan Amendment to the Land Use Element of the Upland General Plan referred to as the 2025 Fourth Quarter General Plan Amendments and Zone Changes ("the Project"); and
WHEREAS, the site of Amendment A, located at 460 S. Campus Avenue, has a General Plan Land Use Designation of Multi-Family Low (MFR-L) and is within a Zoning District of Multi-Family Low (RM-20); and
WHEREAS, the Applicant of Amendment A has submitted applications to amend the General Plan Land Use Designation of the subject parcel to Neighborhood Commercial (NC) and to the Neighborhood Commercial (NC) Zoning District; and WHEREAS, the site of Amendment B, located at 852 Alpine Street, has a General Plan Land Use Designation of Institutional (I) and is within a Zoning District of Public/Institutional (PB/I); and
WHEREAS, the Applicant of Amendment B has submitted applications to amend the General Plan Land Use Designation of the subject parcel to Multi-Family Residential Medium (MFR-M) and to the Residential Multi-Family Medium (RM-30) Zoning District; and
WHEREAS, Upland Municipal Code Section 17.43.050(E) requires that if one or more permit applications are submitted concurrently for a single proposed project, each application shall be acted upon concurrently by the highest review authority. In this case, the highest review authority is the City Council, therefore the Planning Commission shall make a recommendation to the City Council.
WHEREAS, the Planning Commission, before it may recommend approval of the General Plan Amendment and the Zone Change, must make findings by resolution, as hereinafter provided, that the evidence presented shows that all of the findings referenced in Section 1 of this Resolution can be made.
WHEREAS, the project is considered a project as defined by the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq., WHEREAS, The Development Services Director has determined that the project qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (General Rule), of the California Environmental Quality Act Guidelines. The "general rule" applies to the project as it is seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, as the project involves a mapping change of single parcel.
WHEREAS, The City of Upland Planning Division on October 1, 2025, published legal notices 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 Division on September 29, 2025, mailed the public hearing notices to each property owner within a 300-foot radius of the sites where Amendment A and Amendment B are proposed, 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 October 1, 2025, posted the public hearing notices in two physical locations (Upland City Hall and Upland Library) and on the city website.
WHEREAS, The City of Upland Planning Commission conducted a duly noticed public hearing on October 22, 2025, at which time it received public testimony and considered the CEQA for the Project.
NOW, THEREFORE, the Planning Commission hereby finds, determines and resolves as follows:
2
Section 1. FINDINGS. The Planning Commission hereby makes the following findings and determinations in connection with the recommendation for approval of the Project:
A. The above Recitals are true and correct.
S. Per Upland Municipal Code Section 17.49.050, the review and decision-making authority may approve an application for a General Plan Amendment only if the proposed project is supported by all of the following findings:
Amendment A - General Plan Amendment No. GPA-24-0003 and Zone Change No. ZC-24-0003 - 460 S. Campus Avenue
1. Finding: The proposed General Plan Amendment is in the public interest.
Evidence: The proposed General Plan Amendment does not have negative effects on the public interest. The amendment changes the existing land use designation from Multi-Family Low to Neighborhood Commercial which will continue to serve the public as it brings conformity to an existing convenience store.
2. Finding: The proposed General Plan Amendment is consistent and compatible with the rest of the General Plan.
Evidence: The General Plan Amendment is consistent and compatible with the rest of the General Plan, which specifically promotes commercial business that conveniently and locally serves Upland residents which is consistent with the following goals and policies of the General Plan.
Policy LU-3.5 Commercial Revitalization. Encourage the revitalization of aging commercial centers to improve the tax base and provide improved commercial services for the community. The project will remove the nonconforming status of the existing business allowing for future uses and expansion for new businesses to provide more services to the community.
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 business. The existing convenience store will continue to service the surrounding residences providing a local convenience for the neighboring residences.
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 of residential uses. The existing convenience store will provide a 3
convenient location for the surrounding homes and community located directly across the street.
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 project have been evaluated. The General Plan Amendment will not be detrimental to the public health, safety, or welfare, as the site has been and continues to be a convenience store since 1967 with no history of detriment to the surrounding areas which will be required to continue to comply with the required standards set forth in Chapter 17 of the Municipal Code. Any future development on the property will be required to comply with all City zoning codes, and to be compliant with the regulations of outside agencies including, but not limited to the San Bernardino County Fire Department, to further ensure that the project does not result in impacts detrimental to the public's health, safety or welfare. While creating the opportunity to change the occupancy to a new business permitted under the new designation,
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 General Plan Amendment has been processed in full compliance with the provisions of the California Government Code, CEQA, and the City of Upland Municipal Code. This General Plan Amendment is exempt from review under the California Environmental Quality Act ("CEQA") (California Public Resources Code Section 21000, et seq.), pursuant to State CEQA Regulation §15061(b)(3) (14 Cal. Code Regs. § 15061(b)(3)), the commonsense exemption covering activities with no possibility of having a significant effect on the environment.
Amendment B - General Plan Amendment No. GPA-25-0001 and Zone Change No. ZC-24-0002 - 852 Alpine Street
1. Finding: The proposed General Plan Amendment is in the public interest.
Evidence: The proposed amendment does not have negative effects on the public interest. The amendment changes the existing land use designation from Institutional (I) to Multi-Family Residential Medium (MFR-M). This will allow additional housing to be built up to 30 units per acre. The change will not remove City review from future requests for change/intensification of residential density.
2. Finding: The proposed General Plan Amendment is consistent and compatible with the rest of the General Plan.
4
Evidence: The proposed General Plan amendment is consistent and compatible with the rest of the General Plan and any implementation programs that may be affected as it would not substantively modify the existing provisions of the General Plan. More specifically, the proposed amendments would be consistent with the following goals and policies of the General Plan
Land Use Element 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. The project amendment will facilitate the Applicant's ability to conduct tenant improvements within the existing building to provide additional housing needs for senior citizens. The proposed amendment would create additional residential lands within the City, and the proposed General Plan language change would remove a potential restriction to the production of housing and affordable housing within the City at the project site.
Land Use Policy LU-2.3 - Living Environment. Provide healthy, affordable and desirable living environments consistent with adopted code requirements that set forth the acceptable health and safety standards for the occupancy of housing. The project will provide development of senior citizen housing that offers easy access to needed services.
Housing Policy HE-3.3 - Special Needs. Address the special housing needs of seniors, families with children, disabled people, homeless people, and others with special needs through proactive strategies aimed at housing production and assistance, Future affordable housing units for senior citizens will contribute towards meeting the City's affordable housing goals as contained in
the City's General Plan Housing Element.
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 Planning Commission assessed the proposed project for potential land use related impacts and determined that the project would not be detrimental to public health, safety or welfare. Any future development on the property will be required to comply with all City zoning codes, and to be compliant with the regulations of outside agencies including, but not limited to the San Bernardino County Fire Department, to further ensure that the project does not result in impacts detrimental to the public' s health, safety or welfare. The new land use designation would remove a provision that limits residential uses on the project site; however, the City would still retain review procedures and can still accept or reject applications. In addition, this change would allow residential project that would otherwise not even be possible, 5
potentially providing increased housing opportunities to residents of the City.
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 General Plan Amendment has been processed in full compliance with the provisions of the California Government Code, CEQA, and the City of Upland Municipal Code. This General Plan Amendment is exempt from review under the California Environmental Quality Act ("CEQA") (California Public Resources Code Section 21000, et seq.), pursuant to State CEQA Regulation §15061(b)(3) (14 Cal. Code Regs. § 15061(b)(3)), the commonsense exemption covering activities with no possibility of having a significant effect on the environment, C. Per Upland Municipal Code Section 17.48.060, the review and decision-making authority may approve an application for a Zoning Map Amendment if the proposed project is supported by all of the following findings:
Amendment A - General Plan Amendment No. GPA-24-0003 and Zone Change No. ZC-24-0003 - 460 S. Campus Avenue
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 project would rezone Assessor's Parcel Number 1047- 192-61 to Neighborhood Commercial (NC) to be consistent with the proposed land use designation. The proposed General Plan land use designation for the project site is Neighborhood Commercial (NC).
According to the General Plan, Neighborhood Commercial (NC) land use designation supports supermarkets, drug stores, and a variety of smaller shops. The designation is for shopping centers for daily shopping needs with a service radius of approximately one mile. No changes to the business are proposed. No history of detriment of the surrounding area have directly resulted from the existing business. 2, Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City.
Evidence: In general, the proposed amendment would change a zoning classification to that are already located within the City and provide conforming status to the site that is serving the surrounding community. The City would still retain review procedures and can still accept or reject applications. In addition, this change would allow a variety of future businesses to be introduced to serve the community that would otherwise not even be possible.
6
3. 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: There are no proposed changes to the site as the site is physically suitable in design, location, shape, size and the current characteristics will not be detrimental to public health, safety or welfare to the surrounding properties and the community at large. That the Site is physically suitable for the Neighborhood Commercial (NC) zoning designation, in that the site does not contain significant areas of slopes or sensitive environmental resources, which cannot be avoided through appropriate site planning. The site has adequate access to a adequately maintained road and subsequently will continue to be suitable for the existing and future businesses needs.
Amendment B - General Plan Amendment No. GPA-25-0001 and Zone Change No. ZC-24-0002 - 852 Alpine Street
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 project would rezone Assessor's Parcel Number 1046- 332-13 to Residential Multi-Family Medium (RM-30) to be consistent with the proposed land use designation. The City of Upland General Plan provides a list of compatible "Implementing Zones" for each land use designation which establishes what zoning designations are considered compatible with the applicable General Plan land use designation. The proposed General Plan land use designation for the project site is Multi- Family Residential Medium (MFR-M). The proposed Residential Multi- Family Medium (RM-30) zone is listed as an implementing zone.
According to the General Plan, the Multi-Family Residential Medium (MFR-M) land use designation supports a variety of residential development types including vertical and horizontal attached units (i.e., stacked flats, etc.) as well as detached products. 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. The proposed amendment would allow for up to 44 multi- family units, with a maximum density of 30 units per gross developable acre, which is consistent with the Multi-Family Residential Medium (MFR- M). land use designation.
2. Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City.
Evidence: In general, the proposed amendment would change a zoning classification to that are already located within the City and near other 7
multi-family residential uses. The City would still retain review procedures and can still accept or reject applications. In addition, this change would allow multi-family residential projects that would otherwise not even be possible, potentially providing increased housing opportunities to residents of the City.
Any future development on the property will be required to comply with all City zoning codes, and to be compliant with the regulations of outside agencies including, but not limited to the San Bernardino County Fire Department, to further ensure that the project does not result in impacts detrimental to the public' s health, safety or welfare.
3. 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 Site is physically suitable for the Residential Multi-Family Medium (RM-30) zoning designation, in that the site does not contain significant areas of slopes or sensitive environmental resources, which cannot be avoided through appropriate site planning. The site has adequate access to a adequately maintained road and subsequently will accommodate the anticipated development of potential new multi-family housing up to 30 units per acre.
Section 2. DETERMINATION. In light of the evidence presented at the hearing on this application, and based on the findings set forth above, the Planning Commission hereby recommends the City Council of the City of Upland approve the 2025 Fourth Quarter General Plan Amendments and Zone Changes depicted in Exhibit A and consisting of: consisting of: A) General Plan Amendment No. 24-0003 and Zone Change No. 24-0003, located at 460 S. Campus Avenue; and B) General Plan Amendment No. 25-0001 and Zone Change No. 24-0002, located at 852 Alpine Street.
Section 3. CEQA. The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (General Rule of the California Environmental Quality Act Guidelines. The "general rule" applies to those projects where it is seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, as the project involves a mapping change of single parcel.
Section 4. 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 of this Resolution or any part thereof. The Planning Commission hereby declares that it would have adopted each section irrespective of the fact that any one or more 8
subsections, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.
Section 5. CERTIFICATION. The Secretary of the Planning Commission shall certify to the passage, approval, and adoption of this Resolution, and shall cause this Resolution and their certification to be entered in the Book of Resolutions of the Planning Commission of the City.
PASSED, APPROVED and ADOPTED this 22nd day of October 2025.
J hn d s, CHAIR
9
ATTEST:
Robert D. Dalquest, SECRETARY
I HEREBY CERTIFY that the foregoing Resolution was duly and regularly passed and adopted by the Planning Commission of the City of Upland at a special adjourned meeting thereof held on the 22nd day of October, 2025, by the following vote:
AYES: Chair Andrews, Vice Chair Caldwell, Commissioners Aspinall, Borger, and Johnson
NAYS: none
ABSENT: Commissioners Marroquin and Staton
ABSTAIN: none
Robert D. Dalquest, SECRETARY
10
EXHIBIT A
Amendment A - GPA-24-0003 and Zone Change No. ZC-24-0003 for 460 S.
Campus Avenue
Proposed General Plan Amendment — 460 S. Campus Avenue
Existin• : Multi-Famil Low MFR-L
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S4^EIer 10 Ex S:n,c
°d'der', -ressca Page 166 of 173
Amendment A - GPA-24-0003 and Zone Change No. ZC-24-0003 for 460 S.
Campus Avenue
Proposed Zone Change - 460 S. Campus Avenue
Existing: Residential Multi-Family Low (RM-20)
E 7t11 St E 711 A
- r
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•
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5 Lastes na'risy
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0 3
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1-10 Express
artes
14'ch!and S
San
San Bern 1'10 E eer
artimo F xpre,5
Lanes
San p
uernar., ,Irpr
u eSs ta I.10
1)„
Amendment B - General Plan Amendment No. 25-0001 and Zone Change No. 24- 0002 - 852 Alpine Street
Proposed General Plan Amendment - 852 Alpine Street
Existing: Institutional (I)
lac ....-. .: :karat-
4 111 1 4_17
dwac - durac 4.10
10 I Ir l¢:u1.onal duiaC
/.zc . - .--A • -
y W Arrow Hwy
0 20 10•20 _ i i o .
durac durac 10•20 10-20 institutional
. - dwac du;a Institutional
c dwac durac ' m
10-20 Aipine St .
•
durac 1
-10 20 institutional 1�
MST4:1r�:'dl
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dru:3r Inctilutonal,
10-20 10.20 •
- dulac durac 10:20, nstiwtinnal ,0
dldac r3u,
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Spate SPace
Llghl -------
10-20
Industnai/ - du/a(
Business Business, Busines;l Business/
Part Rewiert..ai Prsldenilai Residential 10-.
Mired ll•,e M'Ded Use Mixed Use
10-20 du;a
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lr Light
' Fri r.i.
kW Indushtal
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suslness . . . to '0-20 1•0 2i
Park. Business, Business:. dwac du.rx
:h1 Residential Residential Business/
Proposed: Multi-Family Residential Medium (MFR-M)
4 10 10
dwac i0�200ua,I::l II dtl;ac :1-'0
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W Arrow Hwy
0 I N
0 O.iaO du/ac0 10.20 10-20 Jn5dlurlo1A31. L - du/ac dwac 1 1.
1__J---_._. - Ins::ltitlbral j Ieliteull'
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10-20 .10 20 'Institutional ➢ Institutional
duidr durac ,s,
lc.-20
1aneS1
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101.20
[1u/]�' In5!Itutl nctlt LRlir•1.3
20-30 _. InSuturlcnal
dinar
10:20 1u•20 10,
dui,-, 1ii-_J nSfltl:t:['r'-ai. _- i11
ark/Open dd
Space SPace
Light 10-22
Industrial,' durac
Bu$1rless &1slne5s! Bu5lr.essr Bus=less,
Park RrvdentlaV Resldenna i Resrdenual
Mn.ed use Mxed Use Mead us. 1
I I]-20 dl.:;
— .. ' • [lurnc
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'all Industnai/ Res/denhai Residential 0
ss Business MI.ect Use hp,ed Use lesId essf �iu.'� Park - Resled Use
Light Mixed Use
Industrial/
i L, 10-20 Page 168 of 173
Pam__ Brnlnrrc, 9us'- = - dwac durac
Amendment B - General Plan Am-v4:00TkeeigtileigoA4,500419and Zone Change No. 24-0002 -- 852 Alpine Street
Proposed Zoning Amendment — 852 Alpine Street
Existing: Public/Institutional (PB/I)
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If
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AR' A(,ir.� rt.
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Proposed: Residential Multi-Family Medium (RM-30)
R�-7,500
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W Snannard El
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x Page 169 of 173
of t x
4♦A - ` 9�
`4 'T-° CALIFORNIA LEVINE ACT DISCLOSURE STATEMENT c't t�,1Q.
California Government Code Section 84308, commonly referred to as the "Levine Act," prohibits City Officers from participating in any action concerning a license, permit,other entitlement for use,franchise, or contract(collectively"license, permit,or contract") if they receive political contribution(s)from a party, or its agent(s), totaling more than $500 within the twelve (12) months before the proceeding, while a proceeding is pending, and for twelve (12) months following the date of a final decision in a proceeding.
The Levine Act also requires a member of the Upland City Council who has received such a contribution to disclose the contribution on the record of the proceeding and recuse themselves before the proceeding unless the violation has been properly cured.
Current Upland City Council Members are listed at:
https://www.uplandca.gov/city-council-treasurer
Parties and their Agents are responsible for accessing the link to review the names and disclosing their applicable contributions to City Officers on the record of a proceeding.
As a party to a proceeding,you are also required to provide information below about contributions made by you, your agents on behalf of you or your organization, your organization subject to the proceeding with the City, and any organization you direct or control pursuant to the aggregation rules at FPPC Reg. § 18438.5, except for uncompensated officers of a nonprofit organization. This form is to be submitted to the City of Upland and is a public record. If you have any questions about this form, please contact your City representative for assistance.
1. Have you or your company,or any agent/board member on behalf of you or your company/entity,made any political contributions of more than $500 to any Upland City Council Member in the 12 months preceding the date of the submission of your proposal or application,or the anticipated date of any Council action?
YES If yes, please identify the Council Member(s):
X. NO
2. Do you or your company/entity, or any agency on behalf of you or your company/entity, anticipate or plan to make any political contribution of more than $500 to any Upland City Council Member in the 12 months following any Council action related to your proposal or application? YES If yes, please identify the Council Member(s):
—
Xi_NO
Answering yes to either of the two questions above does not preclude the Upland City Council from awarding a contract or approving an application or any subsequent action. It does, however, preclude the identified Council Member(s)from participating in any actions related to your proposal or application. o 1 /a6/ao2S 14 z x�Rrk kt„.c14,
Date Signature of authorized individual
(4 Pict n ell 3NLrik[. Pr"eS;ie.//
Company/Applicant Name
(Levine Act definitions on reverse side)
LEVINE ACT DISCLOSURE STATEMENT DEFINITIONS
Term Definition Law
A proceeding to grant, deny, revoke, restrict, or modify a license, permit or other entitlement for use, that
does not solely involve purely ministerial decisions
and is:
Covered (1)Applied for by the party;
"proceedings" (2) Formally or informally requested by the party; or FPPC Reg 18438.2(a) (3)A contract between the agency and the party or a
franchisee granted by the agency to the party, other
than a contract that is competitively bid, a labor
contract, or a personal employment contract.
Any person who files an application for, or is the
Party subject of, a proceeding involving a license, permit, or Gov. Code 84308(a)(1) other entitlement for use.
Any person who is not a party but who actively
supports or opposes a particular decision in a
proceeding involving a license, permit, or other Gov. Code 84308(a)(2) entitlement for use and who has a financial interest in Participant the decision.A person actively supports or opposes a FPPC Req 18438.4 particular decision in a proceeding if that person
lobbies in person the officers or employees of the
agency, testifies in person before the agency, or
otherwise acts to influence officers of the agency.
A person who represents a party or participant for
compensation and appears before or otherwise
Agent communicates with the governmental agency for the FPPC Req 18438.3 purpose of influencing the pending proceeding. See
FPPC Reg 18438.3 for exceptions for certain
consultants.
A contract required by law to be awarded to the lowest
responsible bidder with a responsive bid, or, if the FPPC Req Competitively Bid successful bidder refuses or fails to execute the 18438.2(a)(3)(A) contract, to the next lowest bidder with a responsive
bid.
A contract or agreement reached through collective
bargaining or with a representative group regarding
Labor Contract the salary, benefits, or terms and conditions under an FPPC Req employment or retirement policy for employees or 18438.2(a)(3)(B) retirees, including a project labor agreement entered
under Public Contract Code Section 2500.
Personal A contract for employment, including the terms and Employment conditions of employment, between the agency and FPPC Req Contract an agency employee.A contract with an independent 18438.2(a)(3)(C)-(D) contractor is NOT a personal employment contract.
pF lT
{t4i !�tIt,
°pfl,.,;d CALIFORNIA LEVINE ACT DISCLOSURE STATEMENT P9LI� AY
California Government Code Section 84308, commonly referred to as the "Levine Act," prohibits City Officers from participating in any action concerning a license, permit,other entitlement for use,franchise, or contract (collectively"license, permit,or contract") if they receive political contribution(s)from a party, or its agent(s), totaling more than $500 within the twelve (12) months before the proceeding, while a proceeding is pending, and for twelve (12) months following the date of a final decision in a proceeding.
The Levine Act also requires a member of the Upland City Council who has received such a contribution to disclose the contribution on the record of the proceeding and recuse themselves before the proceeding unless the violation has been properly cured.
Current Upland City Council Members are listed at:
https://www.uplandca.gov/city-council-treasurer
Parties and their Agents are responsible for accessing the link to review the names and disclosing their applicable contributions to City Officers on the record of a proceeding.
As a party to a proceeding,you are also required to provide information below about contributions made by you, your agents on behalf of you or your organization, your organization subject to the proceeding with the City, and any organization you direct or control pursuant to the aggregation rules at FPPC Reg. § _ 18438.5, except for uncompensated officers of a nonprofit organization. This form is to be submitted to the City of Upland and is a public record. If you have any questions about this form, please contact your City representative for assistance.
1. Have you or your company,or any agent/board member on behalf of you or your company/entity, made any political contributions of more than $500 to any Upland City Council Member in the 12 months preceding the date of the submission of your proposal or application,or the anticipated date of any Council action?
YES If yes, please identify the Council Member(s):
1$`NO
2. Do you or your company/entity, or any agency on behalf of you or your company/entity, anticipate or plan to make any political contribution of more than $500 to any Upland City Council Member in the 12 months following any Council action related to your proposal or application? YES If yes, please identify the Council Member(s):
O
Answering yes to either of the two questions above does not preclude the Upland City Council from awarding a contract or approving an application or any subsequent action. It does, however, preclude the identified Council Member(s) from participating in any actions related to your proposal or application. ti/ /CI-7W c-----
Dat Sig ture authorized individual
Company/Applicant Name
(Levine Act definitions on reverse side)
LEVINE ACT DISCLOSURE STATEMENT DEFINITIONS
Term Definition Law
A proceeding to grant, deny, revoke, restrict, or modify a license, permit or other entitlement for use, that
does not solely involve purely ministerial decisions
and is:
Covered (1)Applied for by the party; FPPC Req 18438.2(a) "proceedings" (2) Formally or informally requested by the party; or (3)A contract between the agency and the party or a
franchisee granted by the agency to the party, other
than a contract that is competitively bid, a labor
contract, or a personal employment contract.
Any person who files an application for, or is the
Party subject of, a proceeding involving a license, permit, or Gov. Code 84308(a)(1) other entitlement for use.
Any person who is not a party but who actively
supports or opposes a particular decision in a
proceeding involving a license, permit, or other
entitlement for use and who has a financial interest in Gov. Code 84308(a)(2) Participant the decision.A person actively supports or opposes a FPPC Req 18438.4 particular decision in a proceeding if that person
lobbies in person the officers or employees of the
agency, testifies in person before the agency, or
otherwise acts to influence officers of the agency.
A person who represents a party or participant for
compensation and appears before or otherwise
Agent communicates with the governmental agency for the FPPC Req 18438.3 purpose of influencing the pending proceeding. See
FPPC Reg 18438.3 for exceptions for certain
consultants.
A contract required by law to be awarded to the lowest
responsible bidder with a responsive bid, or, if the FPPC Req Competitively Bid successful bidder refuses or fails to execute the 18438.2(a)(3)(A) contract, to the next lowest bidder with a responsive
bid.
A contract or agreement reached through collective
bargaining or with a representative group regarding
Labor Contract the salary, benefits, or terms and conditions under an FPPC Req employment or retirement policy for employees or 18438.2(a)(3)(B) retirees, including a project labor agreement entered
under Public Contract Code Section 2500.
Personal A contract for employment, including the terms and Employment conditions of employment, between the agency and FPPC Reg Contract an agency employee.A contract with an independent 18438.2(a)(3)(C)-(D) contractor is NOT a personal employment contract.