Chapter 17.04 — RESIDENTIAL ZONES

• A. Residential Single-Family (RS) Zones. The purposes of the Residential Single-Family (RS) zones are to:

  1. Provide for the development of single-family residential units on a variety of parcel sizes to suit the range of lifestyles and space needs of all segments of the Upland community;

  2. Continue to preserve and protect the character and quality of existing residential neighborhoods and ensure that new residential dwellings are compatible in scale, mass, and character with the existing neighborhood;

  3. Ensure adequate light, air, privacy, and open space for each dwelling; and

  4. Allow for uses compatible with a single-family residential setting, including day cares, public and quasi-public uses, park and recreational facilities, and accessory and second units.

Additional purposes of each Residential Single-Family Zone:

• B. RS-20 Residential Single-Family Low. The RS-20 residential single-family low zone is intended as a zone for lots with a minimum area of 20,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings (i.e., 2,000 square feet minimum floor area), ample open space, lush landscaping, and large separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-20 zone implements the SingleFamily Residential Low (SFR-L) land use designation in the General Plan.

• C. RS-15 Residential Single-Family Low. The RS-15 residential single-family low zone is intended as a zone for lots with a minimum area of 15,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings (i.e., 1,800 square feet minimum floor area), ample open space, lush landscaping, and medium-large separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-15 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.

• D. RS-10 Residential Single-Family Low. The RS-10 residential single-family low zone is intended as a zone for lots with a minimum area of 10,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings (i.e., 1,600 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single- family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-10 zone implements the SingleFamily Residential Low (SFR-L) land use designation in the General Plan.

ngs (i.e., 1,600 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single- family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-10 zone implements the SingleFamily Residential Low (SFR-L) land use designation in the General Plan.

• E. RS-7.5 Residential Single-Family Medium. The RS-7.5 residential single-family medium zone is intended as a zone for lots with a minimum area of 7,500 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by mid-size single-family dwellings (i.e., 1,400 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with medium front, side, and rear yard setbacks. The RS-7.5 zone implements the Single-Family Residential Medium (SFR-M) land use designation in the General Plan.

• F. RS-4 Residential Single-Family Medium. The RS-4 residential single-family medium zone is intended as a zone for lots with a minimum area of 4,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by mid-and small-size single-family dwellings (i.e., 1,000 square feet minimum floor area), ample open space and landscaping, and smaller separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with smaller front, side, and rear yard setbacks. The RS-4 zone implements the Single-Family Residential Medium (SFR-M) land use designation in the General Plan.

• G. RS-MH Single-Family Mobile Home. The RS-MH residential single-family mobile home zone is intended as a zone for the location of mobile homes in a mobile home park with a minimum gross site area of 10 acres and a minimum of 4,400 square feet of gross land area for each mobile home. These lots are characterized by exterior setbacks adjacent to neighboring uses, with mobile or "manufactured" single-family homes located on smaller lots within a larger mobile home park. Common amenities and structures may be located within the mobile home park. The RS-MH zone implements the Mobile Home (MH) land use designation in the General Plan.

• H. Residential Multi-Family (RM) Zones. The purposes of the residential multi-family (RM) zones are to:

  1. Provide for the development of a variety of multi-family housing types to suit a diverse range of lifestyles and space needs and ensure continued availability of the range of housing opportunities necessary to sustain a diverse labor force and meet the needs of all segments of the Upland community;

2. Ensure that new housing developments are built to a high standard of quality; are compatible in scale, mass and character with the existing neighborhood; and provide respectful transitions to avoid any negative impacts on or disruptions to adjacent residential structures;

   3. Ensure adequate light, air, privacy, and open space for each dwelling;

3. Avoid overburdening public facilities, including sewer, water, electricity and schools, by an influx and increase of people to a degree larger than the City's geographic limits, tax base, or financial capabilities can reasonably and responsibly accommodate; and

4. Allow for uses compatible with a multi-family residential setting, including day cares, public and quasi-public uses, park and recreational facilities, senior housing developments, and neighborhood stores that provide goods and services to support daily life within walking distance of neighborhoods and complement surrounding residential development.

Additional purposes of each Residential Multi-Family Zone:

• I. RM-10 Residential Multi-Family Low. The RM-10 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 10 units per net acre exclusive of City and State density bonuses. Housing types include twoto three-story single-unit housing, duplexes, triplexes and townhomes. These lots are typically characterized by shared open space with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-10 zone implements the Multi-Family Residential Low (MFR-L) land use designation in the General Plan.

• J. RM-20 Residential Multi-Family Low. The RM-20 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 20 units per net acre exclusive of City and State density bonuses. Housing types include twoto three-story single-unit housing, duplexes, triplexes, townhomes and courtyard housing. These lots are typically characterized by shared open spaces with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-20 zone implements the MultiFamily Residential Low (MFR-L) land use designation in the General Plan.

• K. RM-30 Residential Multi-Family Medium. The RM-30 residential multi-family medium zone is intended to provide areas for a variety of medium-density multi-family residential developments at densities up to 30 units per net acre exclusive of City and State density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-30 zone implements the MultiFamily Residential Medium (MFR-M) land use designation in the General Plan.

ve 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 MultiFamily Residential Medium (MFR-M) land use designation in the General Plan.

• L. RM-40 Residential Multi-Family High. The RM-40 residential multi-family high zone is intended to provide areas for a variety of high-density multi-family residential developments at densities up to 40 units per net acre exclusive of City and State density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping; reduced front, side, and rear yards; and shared driveways and parking. The RM-40 zone implements the Multi-Family Residential High (MFR-H) land use designation in the General Plan.

• (Ord. 2001, 9/22/2025)

Table 17.04-1 (Permitted Land Uses in the Residential Zones) identifies land uses permitted in the residential zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.

(click here to view the full table)

TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES

Residential Zones

Key

P Permitted Use

CUP Conditional Use Permit Req.

AUP Admin. Use Permit Req.

TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES

Residential Zones

Key

P Permitted Use

CUP Conditional Use Permit Req.

AUP Admin. Use Permit Req.

TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES

Residential Zones

Key

P Permitted Use

CUP Conditional Use Permit Req.

AUP Admin. Use Permit Req.

TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES

Residential Zones

Key

P Permitted Use

CUP Conditional Use Permit Req.

AUP Admin. Use Permit Req.

TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES

Residential Zones

Key

P Permitted Use

CUP Conditional Use Permit Req.

AUP Admin. Use Permit Req.

TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES

Residential Zones

Key

P Permitted Use

CUP Conditional Use Permit Req.

AUP Admin. Use Permit Req.

TABLE 17.04-1 PERMITTED LAND USES IN THE RESIDENTIAL ZONES

Residential Zones

Key

P Permitted Use

CUP Conditional Use Permit Req.

AUP Admin. Use Permit Req.

(Ord. 1910 § 2, 2016; Ord. 1931 § 10, 2018; Ord. 1944 § 3, 2020; Ord. 1948, § 6, 2021; Ord. 1970 § 3, 2022; Ord. 2001, 9/22/2025)

• A. Parcel Size, Density, and Lot Coverage. Table 17-04-2 (Parcel Size, Density, and Lot Coverage for Residential Zones) identifies the parcel size, density, and lot coverage standards that apply in residential zones.

• [2] The calculation of floor area applies to main dwelling(s), not inclusive of accessory buildings or garages.

• [3] Corner parcels shall require an additional 10 feet in width.

• [4] Corner parcels shall require an additional 5 feet in width.

• [5] Corner parcels shall require an additional 15 feet in width.

  • [6] Not including City and State density bonuses.

  • [7] Applicable to multi-family uses of three or more units; for duplexes, a minimum of 1 unit per 7,500 square feet shall be required.

  • [8] Multi-family units with two or more bedrooms shall have an additional 200 square feet per additional bedroom.

  • [9] Any project over 15 units per acre shall require a CUP pursuant to Section 17.44.040 (Conditional Use Permits).

• B. Structure Setbacks and Height. Table 17.04-3 (Setback and Height Standards for Residential Zones) identifies structure setback and height standards that apply in residential zones.

(click here to view the full table)

Notes:

• [1] Not including City and state density bonuses.

• [2] For lots that abut Euclid Avenue, see Section 17.09.030 (Scenic Corridor Overlay Zone) for special setback requirements.

• [3] Setbacks for permitted Community uses shall have front yards consistent with the corresponding zone, and interior side and rear yards of at least 20 feet.

• [4] One side yard must be 10 feet minimum unless alley access is provided.

• [5] Consideration of greater height only by CUP.

• C. Separation Between Buildings in Multi-Family Residential Zones. Residential buildings shall be separated by a minimum of fifteen feet. The distance shall be increased by five feet for every story exceeding three.

• (Ord. 2001, 9/22/2025)

A. All Residential Zones.

1. Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping), as applicable, unless otherwise allowed by this section.

2. Game Area Enclosures. Tennis courts or other game areas shall be located in a side or rear yard, and shall be set back at least five feet from the property line and enclosed with a fence. Fences shall be a minimum of 10 feet and a maximum of 14 feet and comprised of wire mesh or steel mesh and capable of emitting at least 90% of light as measured on a reputable light meter. Lighting shall be timer controlled and only used between 6:00 AM and 10:00 PM. Each court shall provide a maximum of eight lights that do not exceed 22 feet in height and are located no closer than 10 feet to a side or rear property line. Lighting shall be shielded and directed downward to avoid intrusion onto adjacent properties.

3. Mechanical Equipment Screening. Mechanical equipment such as air conditioners, meters, and pool and spa equipment shall be screened from public view. Screening shall consist of landscaping, architecturally compatible screens, or other features as determined acceptable by the review authority.

• B. Single-family Residential Zones. All required front and street-side setback areas shall be landscaped, except for those areas occupied by driveways providing access to garages and by

walkways providing access to a residence. No more than 40% of a front or side yard shall be dedicated to driveways, walkways or hardscape.

• C. Multi-Family Residential Zones. These provisions apply to new or remodeled multi-family projects (50% or more of building area remodeled).

  1. Landscaped Area. All areas not covered by buildings shall be landscaped, except for those areas occupied by driveways providing access to garages and by walkways providing access to a residence. No more than 40% of a front or side yard shall be dedicated to driveways, walkways or hardscape.

  2. Private Outdoor Living Space. Private open space shall be provided at a ratio of 100 square feet per dwelling unit, with a minimum dimension of eight feet on any side and a configuration that would accommodate a rectangle of at least 100 square feet.

  3. Common Outdoor Living Space. Common open space shall be provided at a ratio of 250 square feet per dwelling unit. Common open space shall be at least 25 feet clear on any side.

     • a. Portions of setbacks (excluding the front yard setback) that are contiguous with and an integral part of, the outdoor living space may be included in calculating the area and minimum dimensions of such space. Driveways and parking areas shall not be included in calculations of outdoor living space.

     • b. The review authority may permit the common open space to be decreased or eliminated as long as there is an equal increase in private open space or open space on site for public use that results in the same total open space square footage as otherwise required.

• c. Multi-family residential developments exceeding 30 du/ac may reduce common open space by 50% Private open space may not be reduced.

  4. Recreation Facilities. Multi-family residential developments shall be provided with the minimum number of major and minor recreation facilities, based on the number of units in the project, as provided in Table 17.04-4:

• a. Major Recreation Facilities. A major recreation facility is intended to be a significant recreation node or focal point for residents, and include recreation buildings, swimming pools, tennis courts, basketball courts, child care facilities and other such amenities requiring significant investment and appropriate to serve project residents, as determined by the City.

• b. Minor Recreation Facilities. A minor recreation facility is intended to augment the variety and availability of recreation facilities, and include children's play areas, spas or saunas, picnic and barbecue areas, volleyball courts and other such amenities requiring significant investment and appropriate to serve project residents, as determined by the City.

c. Two minor recreational facilities may qualify as one major recreation facility. (Ord. 2001, 9/22/2025)

In addition to the development standards contained in Section 17.04.030 (Development Standards for Residential Zones), design guidelines are presented here to provide an added level of definition for the intended development character within single-family and multi-family developments. The design guidelines are intended to establish general criteria for achieving a high quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments within the residential zones. The design guidelines are intended to assist project applicants during the project design phase and City staff and decision makers in the review and approval process.

A. Neighborhood Context.

1. New residential subdivisions should continue the existing street pattern in the area (i.e., grid, curvilinear, etc.).

2. The location of site uses should be coordinated with adjoining properties to avoid creating nuisances such as noise, light intrusion, invasion of privacy, and traffic, particularly when a development is adjacent to sensitive uses such as a residential development.

3. Buildings should be compatible with the height, massing, setback, and design character of surrounding uses. New development should contribute to the visual quality and cohesiveness of its setting.

4. New development should not create unattractive views from neighboring uses by orienting blank building walls toward neighbors. Any visible building walls should incorporate architectural elements to create visual interest.

• B. Site Design.

  1. Enhanced landscaping should be provided within the setback between the property line and the building facade, pursuant to Chapter 17.12 (Landscaping).

  2. Front yard setbacks should be varied from unit to unit to avoid long repetitious development patterns. As a rule, these setback variations should be at least three feet to be effective.

  3. Main facades with entrance doors and windows should front the primary street. In general, gates should not be installed at the main entrances to a new development.

  4. In multi-family developments, parking should be provided at the rear of the building and accessed by alleys. This will create a continuous residential street frontage that is pleasant to walk along. If parking is provided at the side of the building, it should include a "street edge" of landscaping, walls or trellises.

C. Building Design.

1. New buildings shall be of high architectural design and construction quality, including a high degree of articulation for visual interest, and attention to detail in both design and construction within the context of a building's location.

2. Building massing should be varied by employing a variety of techniques, such as recessed porches, bay windows, dormers, and varying planes or setbacks.

3. As appropriate to the style of the building, the roof forms should be varied. Roof forms to be employed include: hipped roofs, gabled roofs, varying roof pitches, side-to-side gables, front-to-back gables or various combinations.

4. Design that minimizes views of garages is encouraged and should utilize side and rear entry garages as well as detached garages.

   5. The design of single-family homes should avoid large box-like structures by employing a variety of techniques, such as recessed porches, bay windows, dormers, and varying planes or setbacks.

   6. New single-family housing in established neighborhoods shall be designed to be compatible in scale with other homes in the immediate neighborhood.

   7. Additions to existing single-family homes shall be developed in the same style.

   8. The massing of larger residential buildings should be broken down to give individuality to units. Building massing should be legible as individual residences or small groups of units and called out using one or more of the following methods:

      • a. Separate building volumes

      • b. Window bays or balconies

      • c. Porches or entrance vestibules

      • d. Individual roof volumes or other roof articulations

   9. Architectural details commonly used in the design and construction of single-family homes, such as porches, balconies, bays, and dormers, should be employed in the design of multifamily projects.

• D. Architectural Style.

  1. Building design should not be limited to any particular style. However, it should generally be compatible with surrounding residential development. The authentic implementation of appropriate established architectural styles is encouraged.

  2. The design of new buildings adjacent to historic buildings should be compatible with the form and massing of the historic structure, including height, setback, massing, roof form, and architectural style.

  3. Building elevations on individual units within a multiple-family residential development should have varied design elements within a unified design theme.

• E. Private and Common Outdoor Living Space.

  1. Private open space should be immediately accessible from a kitchen, dining room, family room, master bedroom, or living room within the unit. Where it abuts shared or public open space, private open space should be separated by a railing, fence, wall, or landscaping. These elements should not be more than four feet in height.

  2. Outdoor living space for the shared use of residents should include shared lawns, courtyards, community gardens, roof gardens, pools, and/or play areas. Shared spaces should be accessible to all residents, provide seating areas (with places for residents in wheel chairs), be appropriately lighted, and be designed to encourage social activity. Shared space should be relatively flat and usable.

  3. For larger multi-family residential projects, open space may be provided that is privately owned but accessible to the public. When included, such public space should be provided in locations where high levels of pedestrian and/or community activity can be expected. Publicly accessible open space may include plazas, pocket parks, paseos, and "living streets."

• a. Plazas. Plazas should offer seating and other amenities along commercial streets, at transit stops, at prominent intersections, and in other urban locations. Plazas should provide appropriate lighting and use attractive paving and landscaping.

  • b. Pocket Parks. Pocket parks should be provided within large projects in which children may live. They should be designed to serve surrounding residents and should generally provide a modest lawn, play equipment, trash receptacles, and seating.

  • c. Paseos. Paseos are midblock passages that reduce walking distances between destinations. Paseos (or a pedestrian path through some other form of publicly accessible open space) should be used to provide a pedestrian connection across long blocks, which are generally blocks having a length exceeding 300 feet. Paseos should be well lit and lined by windows and accompanied by seating, public art, or other amenities.

  • d. Living Streets. Living streets are publically accessible thoroughfares that create more active, engaging social areas by enhancing the pedestrian realm. When developed along the frontage of a property, they can offset the shared open space requirement for new multi-family projects. Living streets should meet the criteria below.

    • The enhanced pedestrian areas of living streets should be a minimum width of 15 feet or 30% of the total width of the right-of-way, whichever is greater.

    • Living streets should have enhanced pedestrian areas that are a minimum length of 100 feet. Road intersections should not bisect this distance, driveways should be avoided along living streets, and a living street should extend a minimum distance of 60 feet without a bisecting driveway.

    • The enhanced pedestrian areas of living streets should be clearly separated into four separate zones with the specific minimum widths indicated below:

      • Edge Zone-the area between the face of the curb and the furnishing zone (minimum 1.5 feet)

      • Furnishing Zone-the area that provides a buffer from the street for pedestrians (minimum five feet)

      • Throughway Zone-the walking area (minimum six feet)

      • Frontage Zone-area between throughway and building or front property line (minimum 2.5 feet)

    • Living streets should use special and coordinated paving, lighting, landscaping, and signs.

    • The furnishing zone should be decorated with trees and landscaping and amenities such as swales and water features, public art, benches and tables, water fountains, and bike racks.

    • The sidewalk and other improvements should be connected and coordinated with improvements on adjacent properties to provide a continuous pedestrian experience.

    • On-street parking should be provided between the edge zone and the travel lanes.

• (Ord. 2001, 9/22/2025)