Chapter 17.06 — COMMERCIAL ZONES

• A. Commercial Zones. The purposes of the Commercial zones are to:

  1. Maintain areas for a broad range of local-and regional-serving commercial and office establishments that meet the needs of current and future residents and take advantage of the City's location relative to regional roadway and transit systems;

  2. Assure high-quality design and site planning of commercial and office areas to attract customers, enhance the neighborhoods in which they are located, and contribute to the positive character of the City as a whole;

  3. Encourage the development of commercial and office areas that create an opportunity to walk and bike between businesses, shopping and residences; and

  4. Ensure that new commercial and office development is designed to minimize traffic and parking impacts on surrounding neighborhoods and is appropriate to the physical characteristics of the site and the area where the project is located.

Additional purposes of each Commercial zone:

• B. Neighborhood Commercial (NC). The NC zone is intended to provide for small-scale retail and service uses that meet the daily needs of nearby residents and workers. Standards for the NC zone are in-tended 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. Development within this zone should maximize human-scaled elements while providing a sensitive transition between these uses and neighboring residential areas. Permitted uses within the NC zone include supermarkets, drug stores, small restaurants, laundromats, dry cleaners, and a variety of smaller shops. The maximum permitted FAR is 0.5. The NC zone implements the Neighborhood Commercial (NC) land use designation in the General Plan.

• C. Highway Commercial (HC). The HC zone is intended to provide for a full range of retail, service, and office uses to serve the daily and occasional needs of residents, workers, and visitors. The HC zone is applied only along major corridors to ensure that a diversity of commercial uses is available within convenient locations. Permitted uses include general retail, personal services, professional offices, restaurants, gas and service stations, hotels and motels, and other similar commercial uses. Single-family homes are not permitted in the HC zone. The maximum permitted FAR is 0.5. The HC zone implements the Highway Commercial (HC) land use designation in the General Plan.

• D. Regional Commercial (RC). The RC zone is intended for the development of regional shopping centers and accompanying uses that are visible from a regional standpoint, such as near

freeways and major arterials. The RC zone is applied in the southern end of the City along Mountain Avenue and 7th Street near the entrance to I-10. Permitted uses include department stores, home furnishings and appliance stores, apparel stores, specialty retail stores, and restaurants. Development within this zone should address the freeway as well as arterial roadways through attractive building façades in order to establish an attractive gateway into the City. The maximum permitted FAR is 0.5. The RC zone implements the Regional Commercial (RC) land use designation in the General Plan.

• E. Office/Professional (OP). While office uses are supported in all commercial designations, the OP zone is intended to provide for areas to be used predominantly for professional and administrative offices, supporting retail, and related uses. This zone is found predominantly around San Antonio Hospital to allow for medical-related office uses compatible with the hospital and nearby residential areas. Mixed office and commercial uses are supported as well. The maximum permitted FAR is 0.5. The OP zone implements the Office/Professional (OP) land use designation in the General Plan.

• A. Permitted Uses. Table 17.06-1 (Permitted Land Uses in the Commercial Zones) identifies land uses permitted in the commercial zones. 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 located in separate chapters, as indicated.

(click here to view the full table)

Notes:

• [1] Metal storage containers are prohibited. Accessory structures shall only be permitted where there is a residential component in a residential or non-residential zone.

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

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

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

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

• [6] Swap meets and flea markets shall only be permitted as a temporary use per Chapter 17.41 (Temporary Use Permits and Film Permits).

(Ord. 1910 § 2, 2016; Ord. 1931 § 12, 2018; Ord. 1944 § 3, 2020; Ord. 1948 § 8, 2021; Ord. 1949 § 2, 2021; Ord. 1970 § 5, 2022)

• A. Parcel Size and Density. Table 17.06-2 (Parcel Size and Intensity Standards for Commercial Zones) identifies the parcel size and intensity standards that apply in commercial zones.

Notes:

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

• [2] Floor Area Ratio is defined and illustrated in Section 17.10.080 (Determining Floor Area Ratio).

• B. Structure Setbacks and Height. Table 17.06-3 (Setback and Height Standards for Commercial Zones) identifies structure setback and height standards that apply in commercial zones.

Notes:

• [1] See Section 17.10.040 (General Rules of Measurement) for rules of measurement for height and setback standards.

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

• [3] 15 feet minimum setback required if adjacent to residential use.

• [4] 25 feet minimum setback required if adjacent to residential use. [5] Maximum 4 stories; consideration of greater height only by CUP.

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

• B. Landscaped Area.

  1. NC, HC and OP Zone. The minimum landscaped area on a site within the NC, HC and OP zones shall be 15 percent.

  2. RC Zone. The minimum landscaped area on a site within the RC zone shall be 10 percent.

  3. Setback Areas. In addition to the required landscaped area specified in paragraphs 1 and 2 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.

In addition to the development standards contained in Section 17.06.030 (Development Standards for Commercial Zones), design guidelines are presented here to provide an added level of definition for the intended development character within commercial 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 commercial 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.

The following design guidelines apply to all new commercial development, in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.

A. Neighborhood Context.

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

2. 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.

3. 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.

• B. Site Design.

1. Buildings should be sited to reinforce the public street network by incorporating active façades, with windows, doors, and other architectural elements giving interest to the building wall along the sidewalk and providing views into and out of the building.

2. New building fronts should occupy at least half of a lot's available frontage. Buildings should be located as close as possible to the front setback line or immediately behind a public or semi-private space, such as an outdoor seating area for a restaurant. Building fronts should have building entrances and windows oriented toward the primary street.

3. In commercial centers the development of a complex of buildings is preferable to a single large structure. The varied massing provides visual interest and human scale. The spaces created between the various buildings provide opportunities for pedestrian plazas, courtyards, and other outdoor gathering areas. Pedestrian spaces should be part of a wellplanned circulation system to avoid the creation of unused spaces.

C. Transitional Height.

1. Commercial projects adjacent to single-family residential uses should provide the following additional stepbacks:

   • a. Commercial projects within 25 feet of a single-family property line should not exceed 25 feet in height.

   • b. Commercial projects between 26 and 45 feet from a single-family property line should not exceed 45 feet in height.

D. Building Design.

1. Design elements that create pedestrian interest, such as doors, windows, trellises, benches, or other similar elements, should be included at least every 40 to 60 feet along a building façade.

   2. All façades should emphasize three-dimensional detailing such as cornices, window moldings, and reveals to cast shadows and create visual interest on the façade.

• E. Corner Sites.

  1. Where buildings are located at major or gateway intersections or front important community spaces as determined by the Development Services Director, a prominent architectural corner treatment of the building mass or attractively landscaped open space area is required.

  2. Surface parking should not be provided at the corners of corner sites. Parking should be provided behind the building.

F. Pedestrian Orientation.

1. All commercial areas should emphasize pedestrian orientation by creating attractive pedestrian spaces that utilize such features as plazas, interior walkways, ornamental gates, trellises, lighting, plant materials, seating, and fountains.

2. Attractive, well-marked pedestrian links between parking and buildings should be provided. The connections should be clearly marked to provide safe access across traffic lanes and landscaped areas. Such walkways should utilize decorative paving at key locations.

3. All commercial buildings should be publicly accessible via a path or walkway from a public sidewalk.

Chapter 17.07. INDUSTRIAL ZONES

• A. Industrial Zones. The purposes of the Industrial Zones are to:

  1. Provide appropriately located areas for continued employment activities to ensure a robust economy that is essential in order for the City to continue to provide the high level of public services that the community expects;

  2. Continue to diversify Upland's economic base by providing sites for incubator businesses, creative industries, technology-based businesses, research and development, light manufacturing and professional offices;

  3. Provide a range of employment opportunities to meet the needs of current and future residents and take advantage of the City's location relative to regional roadway and transit systems;

  4. Assure high-quality design and site planning of industrial areas and support the adaptive reuse of industrial buildings that contribute to the character of the City as a whole;

  5. Encourage the development of industrial areas that create an opportunity to walk and bike between businesses, employment, and residences; and

  6. Ensure that new industrial development is designed to minimize traffic and parking impacts on surrounding neighborhoods and is appropriate to the physical characteristics of the site and the area where the project is located.

Additional purposes of each Industrial Zone:

• B. Light Industrial (LI). The LI zone is intended to allow for light industrial and business park uses with little potential to create noise, odor, vibration, or other similar impacts to surrounding areas, and is intended to generate employment opportunities in the City. Permitted uses in the LI zone include light manufacturing; construction, maintenance, and repair services; equipment sales and rentals; vehicle repair, service and maintenance; research and development; and warehousing, wholesaling, and distribution. Limited amounts of retail, personal services, restaurants, and pubic/quasi-public uses are permitted to serve area workers, and ancillary retail areas are permitted for the sale of products manufactured on-site. Development in the LI zone should contribute to an attractive streetscape with articulated building façades, pedestrianfriendly sidewalks, trees, and landscaping. The maximum permitted FAR is 0.5. The LI zone implements the Light Industrial/Business Park (LI-BP) land use designation in the General Plan.

rkers, and ancillary retail areas are permitted for the sale of products manufactured on-site. Development in the LI zone should contribute to an attractive streetscape with articulated building façades, pedestrianfriendly sidewalks, trees, and landscaping. The maximum permitted FAR is 0.5. The LI zone implements the Light Industrial/Business Park (LI-BP) land use designation in the General Plan.

• C. General Industrial (GI). The GI zone is intended to allow for a full range of industrial and manufacturing uses in Upland, including operations that necessitate the storage of large volumes of hazardous or unsightly materials, or that produce dust, smoke, fumes, odors, or noise at levels that would affect surrounding uses. Standards for the GI zone are intended to preserve locations for existing and future employment-generating businesses, including both traditional businesses and innovative green technology enterprises. In addition to the uses permitted in the LI zone, the GI zone also permits heavy industrial uses either as-of-right or with the approval of a Conditional Use Permit. Administrative offices supporting the primary industrial use of the property may be permitted; however, retail, personal service, and restaurant uses are not allowed. Development in this zone that abuts adjacent residential or other dissimilar use should provide sufficient buffering in the form of landscaping, walls, and setbacks to minimize impacts to these uses. The maximum permitted FAR in the GI zone is 0.5. The GI zone implements the Industrial (IN) land use designation in the General Plan.

Table 17.07-1 (Permitted Land Uses in the Industrial Zones) identifies land uses permitted in the industrial 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.

tifies land uses permitted in the industrial 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] Markets may not be located less than 1,000 feet from another market.

• [2] Health or fitness facilities may not be located less than 600 feet from another health or fitness facility.

• [3] Swap meets and flea markets shall only be permitted as a temporary use per Chapter 17.41 (Temporary, Seasonal, and Special Events).

• (Ord. 1910 § 2, 2016; Ord. 1931 § 13, 2018; Ord. 1944 § 3, 2020; Ord. 1948 § 9, 2021; Ord. 1970 § 6, 2022)

• A. Parcel Size and Density. Table 17.07-2 (Parcel Size, Residential Density, and Intensity Standards for Industrial Zones) identifies the parcel size and intensity standards that apply in

industrial zones.

• B. Structure Setbacks and Height. Table 17.07-3 (Setback and Height Standards for Industrial Zones) identifies structure setback and height standards that apply in industrial zones.

Notes:

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

• [2] Floor area ratio is defined and illustrated in Section 17.10.080 (Determining Floor Area Ratio).

Notes:

• [1] See Section 17.10.040 (General Rules of Measurement) for rules of measurement for height and setback standards.

• [2] See Section 17.07.040 (Industrial Buffer Yards) for standards related to transitional buffering between industrial and non-industrial zones.

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

• B. Landscaped Area.

  1. All Industrial Zones. The minimum landscaped area on a site within all industrial zones shall be 5 percent.

  2. Setback Areas. In addition to the required landscaped area specified in paragraph 1 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.

• A. Industrial Buffer Yard Defined. An industrial buffer yard is an area of plantings and walls that shields neighboring residential properties from negative impacts created by industrial land uses.

• B. When Required. A 25-foot industrial buffer yard is required for any development that is adjacent to a residential use and/or zone that allows residential or mixed residential uses.

• C. Buffer Yard Standards.

  1. Industrial buffer yards shall be located along the outer perimeter of a property line. See Figure 17.07-1 (Industrial Buffer Yards).

  2. Industrial buffer yards shall include a solid masonry or equivalent wall no less than six feet in height.

  3. Industrial buffer yards shall be planted with a mix of deciduous and evergreen trees and shrubs of suitable type, size, and spacing to achieve screening year round.

  4. All plantings within an industrial buffer yard shall be maintained in a manner consistent with Chapter 17.12 (Landscaping).

  5. Paved surfaces shall be prohibited within industrial buffer yards. Buffer yards shall not be used for parking, driveways, trash enclosures, building areas, or any other activity associated with the primary use on the property.

FIGURE 17.07-1 INDUSTRIAL BUFFER YARDS

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In addition to the development standards in Section 17.07.030 (Development Standards for Industrial Zones), design guidelines are presented here to provide an added level of definition for the intended development character within industrial 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 industrial

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.

The following design guidelines apply to all new industrial development, in addition to other applicable design standards and guidelines found in other sections of the Zoning Ordinance.

• A. Neighborhood Context. 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 development is adjacent to sensitive uses such as residential development.

• B. Site Design.

  1. Buildings should be sited to reinforce the public street network by incorporating façades that give interest to the building wall along the sidewalk, with windows, doors, and other architectural elements.

  2. Wherever possible, the main office and visitor entrance should be oriented toward the street.

  3. Visitor entrances to buildings should be clearly visible from a public street.

  4. Buildings should be as close as possible to the front setback line or immediately behind a landscaped setback area between the street and the building. Large front setbacks are discouraged.

  5. Parking is discouraged at the front edge. No more than aisle of off-street parking should be provided at the street edge.

• C. Building Design.

  1. Industrial development should include a variety of building types and designs in addition to the concrete tilt-up type construction that is often used.

  2. All industrial development is required to provide quality architectural design; however, office uses, and industrial uses in the LI (Light Industrial) zone should provide even greater quality and architectural interest in their building design.

  3. Buildings should be designed with the human scale in mind, incorporating two or more of the following:

     • a. Outdoor patios for passive or active recreation.

     • b. Awnings, overhangs, trellises.

     • c. Changes in building massing (e.g., change in wall planes or varying height).

     • d. Changes in building materials and colors.

     • e. A defined building façade that delineates the base, middle, and top of the building.

  4. Unbroken façades in excess of 100 feet, without changes in wall planes, should be avoided.

  5. Changes in the façade plane should be employed to add shade and shadow patterns that will render the façade more interesting and aesthetically pleasing.

6. All roof-mounted mechanical, electrical, and external communication equipment, such as satellite dishes and microwave towers, should be screened from public view and architecturally integrated into the building design.

D. Pedestrian Access.

1. All buildings should be connected to the public sidewalk by a clearly delineated path or walkway.

2. Pedestrian circulation paths should be fully accessible and should connect parking areas to adjoining streets and buildings.

• E. Internal Open Space.

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

  2. Employees should be provided with break and gathering spaces that are an adequate size and are located in areas buffered from vehicle traffic and circulation.