Chapter 17.05 — MIXED-USE ZONES

• A. Mixed-Use Zones. The purposes of the Mixed-Use zones are to:

  1. Foster developments that provide a mix of related land uses close to one another, either within a single building, on the same parcel, or on adjacent parcels, in order to reduce

reliance on the automobile, create pedestrian-oriented environments, and support social interaction by allowing residents to work or shop within walking distance to where they live;

2. Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;

3. Establish design standards that improve the visual quality of development and create unified, distinctive, and attractive mixed-use corridors and centers;

4. Provide appropriate buffers and transition standards between commercial, industrial and residential uses to preserve non-residential and mixed-use feasibility and residential quality; and

5. Provide incentives for mixed-use (horizontal and vertical) development along main corridors and nodes to promote varied uses within a pedestrian-oriented environment.

Additional purposes of each Mixed-Use zone:

• B. Commercial/Residential Mixed-Use (C/R-MU). The C/R-MU zone is intended to support the development of compact, walkable, and pedestrian-oriented districts with a combination of retail, local-serving commercial and medium-density multi-family residential developments. The preference for land uses consist of integrated, vertical mixed uses that facilitate an active street front by bringing buildings and building entrances to the street edge and providing pedestrianfriendly sidewalks, trees, landscaping and public plazas. The maximum permitted nonresidential FAR is 1.0 with a maximum permitted residential density of 20 dwelling units per net acre, exclusive of City and State density bonuses. This zone will provide opportunities for a mix of medium-to large-scale integrated mixed-use developments while ensuring a sensitive scaled transition to adjacent buildings and uses. The C/R-MU zone implements the Commercial/Residential Mixed-Use (C/R-MU) land use designation in the General Plan.

d residential density of 20 dwelling units per net acre, exclusive of City and State density bonuses. This zone will provide opportunities for a mix of medium-to large-scale integrated mixed-use developments while ensuring a sensitive scaled transition to adjacent buildings and uses. The C/R-MU zone implements the Commercial/Residential Mixed-Use (C/R-MU) land use designation in the General Plan.

• C. Business/Residential Mixed-Use (B/R-MU). The B/R-MU zone is intended for areas in which business and/or light industrial uses are compatible with multi-family, single-family, or live/work units. The B/R-MU zone provides an environment where residents can enjoy the convenience of living and working on the same site or in close proximity. The preference for land uses consist of integrated (i.e., horizontal) mixed uses that are well designed, create an attractive street front, and provide adequate buffering and transitions between residential and non-residential land uses. Supported uses include light manufacturing, assembly, processing, office, and multi-family and single-family residential uses. The maximum permitted non-residential FAR is 0.5 with a maximum permitted residential density of 30 dwelling units per net acre, exclusive of City and State density bonuses. This zone will provide opportunities for preservation of small-to mediumscale development and an authentic mix of building typologies and uses. The B/R-MU zone implements the Business/Residential Mixed-Use (B/R-MU) land use designation in the General Plan.

• D. Commercial/Office Mixed-Use (C/O-MU). The C/O-MU zone is intended to accommodate multiple story office buildings along Foothill Boulevard near San Antonio Hospital and along Mountain Avenue near the I-10 Freeway to support regional employment opportunities. This zone is intended to facilitate the transformation of underutilized and auto-oriented sections of boulevards into vibrant, attractive, and pedestrian-friendly mixed-use employment centers that step down in height and mass to adjacent residential neighborhoods. The preference for land uses consist of vertical mixed-use developments. Allowable ground floor uses include localserving retail uses, service oriented commercial uses, and some small-scale office uses that generate customer traffic. Office uses are the predominant use above the first floor. The maximum permitted non-residential FAR is 1.5, exclusive of City and State density bonuses. The C/O-MU zone implements the Commercial/Office Mixed-Use (C/O-MU) land use designation in the General Plan.

• E. Commercial/Industrial Mixed-Use (C/I-MU). The C/I-MU zone is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of

shopping needs for residents of the community. It is also intended to encourage development of businesses in the City and maximize the potential for job generation. This zone is situated at an important gateway into the City at the west end of Foothill Boulevard and along portions of Central and Benson avenues. Development in this zone is expected to be of high quality design and address the street front with attractive building facades and pedestrian-friendly sidewalks, trees, and landscaping to facilitate the transformation of this area into an attractive and welcoming gateway into Upland. Uses supported under this category include commercial and industrial, as well as limited residential in the form of live/work developments, subject to a conditional use permit process. The maximum permitted non-residential FAR is 1.0, exclusive of City and State density bonuses. The C/I-MU zone implements the Commercial/Industrial MixedUse (C/I-MU) land use designation in the General Plan.

(Ord. 2001, 9/22/2025)

• A. Permitted Land Uses. Table 17.05-1 (Permitted Land Uses in the Mixed-Use Zones) identifies land uses permitted in the mixed-use zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.

ntifies land uses permitted in the mixed-use zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.

Notes:

• [1] Metal shipping containers designed to carry freight are prohibited.

• [2] Guest houses shall only be permitted when a single-family dwelling is the primary use on the lot.

• [3] Used vehicle sales are permitted on up to 20% of the sales space of a vehicle sales and leasing business.

• [4] Markets may not be located less than 1,000 feet from another market.

• [5] See Chapter 17.16 (Property Maintenance and Use Standards) for applicable screening and location standards for outdoor storage.

• [6] See Chapter 17.42.5 (Smoke Shops).

• [7] Not permitted as part of a food establishment, unless conducted outside.

• [8] Only temporary off-site construction yards, mobile home residences, and work trailers are permitted pursuant to Chapter 17.41 (Temporary Use Permits and Film Permits).

• [9] Administrative telecommunication facilities are prohibited on sites occupied by a residential use.

• [10] Residential uses shall only be permitted within mixed-use and live/work developments, where each building on site meets the minimum floor area ratio requirement as specified in Section 17.05.030 .

B. Ground Floor Commercial in the C/R-MU Zone.

1. Multi-family residential projects in the C/R-MU zone abutting Foothill Boulevard, Mountain Avenue, or Euclid Avenue must incorporate ground floor commercial uses along the site's primary street frontage. The minimum area of required ground floor commercial uses is 10,000 square feet or 10% of the total project floor area, whichever is greater.

2. The Planning Commission may waive or accept a modification to the requirement of paragraph 1 above with the approval of a Conditional Use Permit. To approve the Conditional Use Permit, the Planning Commission must find that:

   • a. A single-use project is necessary given unique characteristics present on the site.

   • b. A reduced commercial footprint will meet the City's intent to contribute to the vitality of the area as a mixed use corridor consistent with the General Plan, Zoning Code, and

any adopted specific or area plan.

• C. Live-Work. Live-work uses shall comply with the following conditions:

  1. A market study may be required of the applicant by the Development Services Director to demonstrate that the non-residential and residential components are economically viable uses at the proposed densities and locations proposed.

  2. The residential density on the site complies with land use regulations established in the Cable Airport Land Use Compatibility Plan.

  3. Parcels that abut the intersections of Central Avenue/11th Street, Monte Vista Avenue/Foothill Boulevard, and Benson Avenue/11th Street, may be required to incorporate a commercial component at the immediate intersection, at the discretion of the Development Services Director.

4. All other conditions specified in Chapter 17.28 (Live/Work Units) of the Zoning Code. (Ord. 1910 § 2, 2016; Ord. 1931 § 11, 2018; Ord. 1944 § 3, 2020; Ord. 1948 § 7, 2021; Ord. 1970 § 4, 2022; Ord. 2001, 9/22/2025)

• A. Parcel Size and Density. Table 17.05-2 (Parcel Size, Residential Density, and Intensity Standards for Mixed Use Zones) identifies the parcel size, residential density, and intensity standards that apply in mixed-use zones.

• B. Structure Setbacks and Height. Table 17.05-3 (Setback and Height Standards for Mixed-Use Zones) identifies structure setback and height standards that apply in mixed-use zones.

Notes

• [1] Applies only to the creation of new parcels through the subdivision process.

• [2] All parcels adjacent to major or secondary highways, freeways, drainage channels, or railroad rights-of-way shall require an additional 10 feet.

• [3] Applicable to multifamily uses.

• [4] Not including applicable City and State density bonuses. For mixed-use incentives, see Chapters 17.17 (Density Bonus Program) and Chapter 17.18 (Community Benefit Program).

• [5] Multifamily units shall provide a minimum of 700 square feet for a studio or one-bedroom unit, plus an additional 200 square feet for each additional room over one bedroom.

Notes

• [6] Floor Area Ratio is defined and illustrated in Section 17.10.080 (Determining Floor Area Ratio). The calculation of floor area ratio excludes floor area occupied by residential uses, but includes the "work space" component of a live/work unit.

• [7] Multifamily residential projects in the C/R-MU zone abutting Foothill Boulevard, Mountain Avenue, or Euclid Avenue must incorporate ground floor commercial uses along the site's primary street frontage. The minimum area of required ground floor commercial uses is 10,000 square feet or 10% of the total project floor area, whichever is greater.

• [8] Applies only to single-family uses.

• [9] Applies only to the residential uses allowed in the C/I-MU zone; residential uses shall only be permitted as part of a live/work or mixed-use development, where each building on site meets the minimum floor area ratio requirement.

Notes:

• [1] Not including City and State density bonuses. For mixed-use incentives, see Chapters 17.17 (Density Bonus Program) and Chapter 17.18 (Community Benefit Program).

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

• [3] Structures adjacent to major or secondary highways, freeways, drainage channels, or railroad rights-of-way shall require an additional 10-foot setback (except for residential projects within the Transit Overlay Zone).

• [4] Buildings on corner lots in mixed-use zones shall provide for adequate and safe sight distance for vehicles at adjacent intersections as approved by the Director of Public Works.

• [5] Residential uses fronting the street shall provide an additional 10-foot setback (except within the Transit Overlay Zone).

• [6] Parcels on Mountain Avenue shall provide an additional 5-foot front yard setback, in addition to other setback requirements.

• [7] Maximum 4 stories; consideration of greater height only by CUP.

• (Ord. 2001, 9/22/2025)

These provisions shall only apply to the residential portion of a new or remodeled mixed-use project (50% or more of residential building area remodeled).

• A. Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping).

• B. Landscaped Area.

  1. C/O MU Zone. The minimum landscaped area on a site within the C/O MU zone shall be 15%.

  2. C/I MU Zone. The minimum landscaped area on a site within the C/I MU zone shall be five percent.

  3. All Other Mixed-Use Zones. The minimum landscaped area on sites within all other mixeduse zones shall be 10%.

  4. Setback Areas. In addition to the required landscaped area specified in subsection B.1 through B.3 above, all setback areas shall be landscaped, excluding areas required for access to the property and public or quasi-public open space areas such as courtyards and outdoor seating areas.

• C. Outdoor Living Space. Residential developments shall meet total square footage of open space required below.

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

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

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

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

     • c. Common open space areas shall be required to include at least one major recreation facility, including, but not limited to, tot lot, swimming pool and spa, recreation building, tennis court, or similar facility as determined by the review authority.

  3. Public Open Space. Private and common outdoor living space for mixed-use residential projects may be reduced by 50% if the project provides publicly accessible open space at a ratio of 100 square feet per unit.

• (Ord. 2001, 9/22/2025)

In addition to the development standards contained in Section 17.05.030 (Development Standards for Mixed-Use Zones), design guidelines are presented here to provide an added level of definition for the intended development character within mixed-use developments. The design guidelines are intended to establish general criteria for achieving a high quality design expression in site and

building design while allowing reasonable flexibility in the implementation of developments within the mixed-use zones. The design guidelines are intended to assist project applicants during the project design phase and City staff and decision makers in the review and approval process.

• A. Horizontal Mixed-Use Development. Individual components of horizontally mixed-use developments (i.e., residential, industrial, commercial, etc.) should refer to the design guidelines for each respective land use category contained in Sections 17.04.050 (Residential Design Guidelines), 17.06.040 (Commercial Design Guidelines), and 17.07.050 (Industrial Design Guidelines) of the Zoning Ordinance. In addition, the following design guidelines should apply to all new development that proposes a mixture of residential and non-residential land uses that are adjacent to each other on the same parcel, in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.

  1. Site Design.

     • a. The residential and commercial portions of a mixed use development within the C/RMU zone should be integrated and connected so that all uses appear as a single unified project.

     • b. Where residential uses are mixed with commercial or office uses on the same site in a horizontal configuration, the residential uses should be either at street level adjacent to the commercial or office uses, or behind the commercial or office component where there is a distinct separation of uses.

  2. Parking.

     • a. Parking areas should not separate the adjacent land uses.

     • b. Parking areas should be located on the periphery of projects with pedestrian connections to the projects.

     • c. Opportunities for shared use of parking facilities should be explored pursuant to Section 17.11.030 (On-Site Vehicle Parking Requirements). The peak parking demand times will differ for the various land uses. Residential guest parking in particular can take advantage of surplus parking space that the commercial areas will have during evening and overnight periods.

• B. Vertical Mixed-Use Development. The following design guidelines apply to all new development that proposes a mixture of residential and non-residential land uses that implement a vertically mixed-use typology, such as multi-family residential or office uses above a retail use. These guidelines are in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.

  1. Neighborhood Context.

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

  - b. Buildings should be compatible with the height, massing, setback, and design character of surrounding uses. New development should contribute to the visual quality and cohesiveness of its setting but need not imitate or mimic adjacent development. 
  
  - c. Commercial development should not create unattractive views from neighboring uses by orienting blank building walls toward neighbors. Any visible building walls should incorporate architectural elements to create visual interest. 
  
  - d. Non-residential uses may be permitted on any floor, but should not be mixed with residential uses on the same floor within the same building. 
  

  • e. Owners of adjoining properties are strongly encouraged to develop shared facilities such as driveways, parking areas, pedestrian plazas, and walkways.

2. Site Design.

   • a. The residential and commercial portions of a mixed use development should be integrated and connected so that all uses appear as a single unified project.

   • b. In mixed-use centers, the development of a complex of buildings is preferable to a single large structure because the varied massing provides visual interest and human scale. Additionally, the spaces created between the various buildings provide opportunities for pedestrian plazas, courtyards and other outdoor gathering areas.

   • c. Buildings should be adjacent to the street at the front setback line or immediately behind a public or semi-public space, such as an outdoor seating area for a restaurant.

   • d. Except when development is clustered to preserve open space, the fronts of buildings should generally face outward, toward the primary street.

   • e. Retail uses with entrance doors and windows should front onto the street at the ground-floor level.

   • f. Buildings should be arranged to create well-defined areas for plazas, green spaces, and pedestrian facilities.

3. Transitional Height. Mixed-use projects within 25 feet of a single-family property line should not exceed 25 feet in height.

4. Building Design.

   • a. Vertically mixed-use buildings should be designed with commercial storefronts on the ground floor and residential or office uses above.

   • b. A ground-floor retail use should have a minimum floor-to-ceiling height of 14 feet.

   • c. All facades should emphasize three-dimensional detailing such as cornices, window moldings, and reveals to cast shadows and create visual interest on the facade.

5. Corner Sites.

   • a. The street corners of corner sites should be developed with buildings, public plazas, or open space areas.

     • i. The building should include fenestration and provide an articulated street frontage that has a strong street corner presence.

• ii. The building should either be sited on the corner property lines closest to the street or set back from the street corner to provide a prominent entry or public open space that provides direct internal access.

  - iii. Attractively landscaped areas may also be permitted where siting of a building or public open space at a corner is not feasible. 
  

  • b. Surface parking should not be provided at the corners of corner sites. Required parking should be provided behind the building or public open space.

  • c. Buildings on corners should include articulation of the building mass and special architectural features such as a tower element or a sign, which help to anchor the intersection.

6. Pedestrian Orientation.

   • a. Mixed-use areas should emphasize pedestrian orientation by utilizing features such as plazas, interior walkways, ornamental gates, trellises, lighting, plant materials, seating, fountains, and other similar elements.

   • b. Attractive well-marked pedestrian links between parking and buildings should be provided. The connections should be designed as safe, clearly marked, and attractive pedestrian walkways across traffic lanes, landscaped areas and parking lots.

   • c. All mixed-use buildings should be publicly accessible via a path or walkway from a public sidewalk.

• (Ord. 2001, 9/22/2025)