Local zoning · Upland
Upland — Design Review
Design Review under the Upland local zoning and planning code, with the controlling citations.
Quick answer
In Upland, most new construction, site layout changes, or exterior façade alterations require staff-level Development Plan Review with no public hearing (§ 17.44.030.B, G). You’ll receive a completeness notice within 30 days of application acceptance (§ 17.43.070.A.3). Key numeric cues include residential setback variation of 3 ft, private open-space barriers ≤ 4 ft (§ 17.04.050), and automotive buffers of 5 ft along streets and 10 ft next to residential with 24-inch box trees (§ 17.22.060).
Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · detailsless
Compiled from Upland's adopted code with AI research tools and grounded in the sources cited below. Verify with Upland planning staff before relying on it.
Overview
In Upland, “design review” is implemented through the City’s formal Development Plan Review procedure and zone-specific design guidelines. The controlling process is Development Plan Review in § 17.44.030, bolstered by zone family guidelines in § 17.04.050 (Residential), § 17.06.050 (Commercial), and § 17.07.060 (Industrial). Legacy provisions in Title 18 require detailed site plans for projects in commercial and single-family residential zones and, in some commercial subdistricts, a “precise plan” for total development (§§ 18.36.200, 18.08.180).
Most new construction, exterior façade changes, and site layout changes in Upland require a staff-level Development Plan Review with findings on neighborhood compatibility, architecture, landscaping, and public welfare — no public hearing is required (§ 17.44.030.B, D, G–H).
How Upland’s Design Review Works
- Core procedure — Development Plan Review:
- Required before building or grading permits for: new residential/nonresidential construction, site layout changes, exterior façade changes, and new uses that intensify the site and need alterations (§ 17.44.030.B).
- The Development Services Director is the review authority and may refer cases to the Planning Commission (§ 17.44.030.D).
- No public hearing is required (§ 17.44.030.G).
- Approval requires findings on compatibility with neighboring properties, appropriate architecture and materials, complementary landscaping, and no detriment to health/safety/welfare (§ 17.44.030.H).
- The Director may waive submittal for projects without “significant alterations” (§ 17.44.030.C).
- Zone-family design guidance that informs approvals:
- Residential Design Guidelines (§ 17.04.050).
- Commercial Design Guidelines (§ 17.06.050; also cross-referenced by § 18.04.030).
- Industrial Design Guidelines (§ 17.07.060).
- Legacy Title 18 review tracks (operate in tandem with Title 17):
- Commercial zones require site plan submittals; certain commercial subdistricts require a precise plan for total development (§§ 18.36.200, 18.40.160).
- Single-family residential zones require development review and permits (§ 18.08.180).
- Other processes that intersect with design review:
- Subdivisions with a vesting tentative map must submit a site plan to the administrative committee, environmental review board, and design review board, including architectural plans and conceptual landscape/irrigation (§ 16.32.050.B).
- Demolition of a listed historic resource requires Planning Commission action, and no demolition may proceed without an approved site plan and building permit for replacement structures (unless unsafe) (§ 17.26.120.F). See also Upland Historic Preservation.
Use these procedures alongside the City’s Upland Zoning, Upland Development Standards, Upland Landscaping and Screening, and Upland Parking requirements when shaping a submittal.
Who Reviews What (at a glance)
| Project type / trigger | Primary review body | Public hearing? | Key submittal focus | Code Reference |
|---|---|---|---|---|
| New buildings; site layout changes; exterior façade changes; intensification of use needing alterations | Development Services Director (may refer to Planning Commission) | No | Consistency with zoning, General Plan; architecture; landscaping; circulation | § 17.44.030.B, D, G–H |
| Commercial zones — site plan (new buildings/major alterations) | Planning Commission or Administrative Committee | Not specified here | Parking, circulation, landscaping, lighting, loading, walls, signs | § 18.36.200.A–B |
| AP and CS commercial subdistricts — precise plan for total development | Administrative Committee and/or Planning Commission | Not specified here | Total site program: buildings, parking/loading, entries, dedications, walls, lighting, landscaping, heights/uses | § 18.36.200.C |
| Single-family residential zones — development review and permits | As provided in cross-referenced provision | Not specified here | Building/site plans in compliance with development review | § 18.08.180 |
| Vesting tentative map (subdivisions) — prefile site plan | Admin. Committee; Environmental Review Board; Design Review Board | Not specified here | Environmental studies, utilities, grading/drainage, geo/soils, hydrology, architectural/landscape | § 16.32.050.B |
| Demolition of listed historic resource | Planning Commission | Yes (per Ch. 17.46) | Replacement site plan/permit; findings; memorialization | § 17.26.120.C–G, J |
Zone-Family Breakdown: What Design Review Looks For
Single-Family Residential Zones
- Purpose and where it applies: All single-family residential zones citywide are subject to development review for building/site plans (§ 18.08.180) and are guided by Residential Design Guidelines (§ 17.04.050).
- Typical projects seen: New homes, additions, façade changes, subdivision homes.
- Key design cues and numeric guidelines:
- Vary front setbacks between units by at least 3 ft to avoid repetition (§ 17.04.050.B.2).
- Orient primary entries and windows to the main street; gates discouraged at main entrances (§ 17.04.050.B.3).
- Private open space separation elements should be ≤ 4 ft high (§ 17.04.050.E.1).
- “Living streets” (where provided) need an enhanced pedestrian zone at least 15 ft wide or 30% of the right-of-way, and at least 100 ft long with a 60 ft minimum continuous segment without a driveway (§ 17.04.050.E.3.d).
- Design review emphasis: Neighborhood compatibility (height/massing/setbacks), articulation (porches, bays, dormers), minimized garage prominence (§ 17.04.050.C, D).
Multi-Family Residential Zones
- Purpose and where it applies: All multi-family developments follow the Residential Design Guidelines (§ 17.04.050).
- Typical projects seen: Townhomes, apartments, mixed-lot multifamily.
- Key design cues:
- Parking to rear or alley access to maintain a pedestrian street edge; screen side parking with landscaping/walls/trellises (§ 17.04.050.B.4).
- Break down larger masses into legible individual residences via volumes, bays, porches, and roof variations (§ 17.04.050.C.8–9).
- Provide attractive, usable shared open spaces with seating and lighting (§ 17.04.050.E.2).
Commercial Zones
- Purpose and where it applies: All commercial zones require site plan review and, in some cases, precise plans; commercial design quality is guided by § 17.06.050 and cross-referenced by § 18.04.030 and § 18.36.200.
- Typical projects seen: Retail, office, restaurants, service commercial.
- Key design cues and submittals:
- Activate street edges with windows/doors; align buildings near the front setback; fronts should occupy at least half the lot frontage (§ 17.06.050.B.1–2).
- Site plan must show parking/circulation, ingress/egress, walls, lighting glare control, loading, signage, and landscaping (§ 18.36.200.A).
- Special subdistricts — AP and CS:
- Require a “precise plan for total development” before permits, including buildings, parking/loading, entries, dedications, walls/heights/materials, lighting, landscaping, and uses (§ 18.36.200.C).
Industrial Zones (including LI)
- Purpose and where it applies: Industrial development is guided by Industrial Design Guidelines; LI projects are expected to provide heightened architectural quality (§ 17.07.060.C.2).
- Typical projects seen: Warehousing, manufacturing with office components.
- Key design cues:
- Orient main office/visitor entries to the street and keep buildings near the front setback (§ 17.07.060.B.2–4).
- Limit parking at the street edge (no more than an aisle is suggested; verify exact metric) (§ 17.07.060.B.5).
- Provide variety beyond tilt-up construction and include quality architectural design (§ 17.07.060.C.1–2).
Automotive Service Uses (citywide)
- Applicability: Automotive service-related development is subject to the City’s design review process and must meet additional design/performance standards (§ 17.22.060.A.1).
- Selected numeric standards:
- Driveways: at least 10 ft from a street-corner curve and 10 ft from an interior lot line; max two driveways per street; no driveways facing residential zones (§ 17.22.060.A.2).
- Landscaping: 5 ft-wide street-front planting strip or berm (2 ft high) and 10 ft-wide planters next to residential zones; trees minimum 24-inch box; low landscaping near driveways (≤ 2 ft high within 10 ft) (§ 17.22.060.A.3).
- Landscape compliance must also follow Chapter 17.12; see Upland Landscaping and Screening.
Subdivisions — Vesting Tentative Map Interface
- Before filing a vesting tentative map, submit a site plan for review by the administrative committee, environmental review board, and design review board. Include environmental studies, utility schematics, grading, geotechnical, hydrology, and architectural/landscape packages (§ 16.32.050.B).
Historic Resources and Replacement Design
- Demolition of a locally, state, or nationally listed resource requires Planning Commission approval with public notice and hearing (§ 17.26.120.B–E).
- No demolition permit is issued until a replacement site plan is approved, and a building permit is issued for the replacement (except unsafe/dangerous buildings) (§ 17.26.120.F).
- Post-approval memorialization of the resource is required (HABS-quality documentation; possible integration of exhibits/fixtures) (§ 17.26.120.J).
- See also Upland Historic Preservation.
Decision-Relevant Design & Process Standards
| Topic | Upland standard or practice | Code Reference |
|---|---|---|
| Development Plan Review — triggers | New construction; site layout changes; exterior façade changes; intensifying new uses needing alterations | § 17.44.030.B |
| Development Plan Review — review authority | Development Services Director (may refer to Planning Commission) | § 17.44.030.D |
| Development Plan Review — public hearing | Not required | § 17.44.030.G |
| Development Plan Review — findings | Neighbor compatibility; appropriate architecture/materials; complementary landscaping; no detriment | § 17.44.030.H |
| Application completeness timeline | Written notice of completeness/incompleteness within 30 days of acceptance | § 17.43.070.A.3 |
| CEQA/NEPA | Environmental review may require special studies; 3rd-party consultant fees may apply | § 17.43.080 |
| Commercial — site plan contents | Buildings; parking/circulation; ingress/egress; walls; lighting glare control; loading; signs; landscaping | § 18.36.200.A |
| AP/CS — precise plan contents | Buildings/uses/heights; parking/loading; entries; dedications; walls; lighting; landscaping | § 18.36.200.C |
| Single-family — development review | Building/site plans subject to development review and permits | § 18.08.180 |
| Residential — setback variety | Vary front setbacks at least 3 ft | § 17.04.050.B.2 |
| Residential — private open space separation | Barriers should not exceed 4 ft | § 17.04.050.E.1 |
| Residential — living streets | Enhanced pedestrian area ≥ 15 ft wide or 30% of ROW; ≥ 100 ft long; ≥ 60 ft continuous segment | § 17.04.050.E.3.d |
| Commercial — street frontage activation | Building front to occupy at least half the lot frontage; close to front setback; active façades | § 17.06.050.B.1–2 |
| Industrial — street presence | Office/visitor entry oriented to street; limit parking at the street edge | § 17.07.060.B.2–5 |
| Automotive service — driveway controls | ≥ 10 ft from curve and interior lot line; ≤ two accessways per street; none facing residential | § 17.22.060.A.2 |
| Automotive service — landscape buffers | 5 ft street-front planting or 5 ft/2 ft berm; 10 ft planters by residential; trees 24-inch box | § 17.22.060.A.3 |
| Historic demolition — replacement design | Approved replacement site plan and building permit required (with exceptions for unsafe buildings) | § 17.26.120.F |
Checklist
- Confirm your project triggers Development Plan Review: new construction, site layout change, exterior façade change, or intensification with alterations (§ 17.44.030.B).
- If minimal work, request/confirm a Director waiver for projects without “significant alterations” (§ 17.44.030.C).
- Compile the DPR application and required materials per the Department’s handout and address each required finding (§ 17.44.030.E, H).
- Align your design with applicable guidelines: Residential (§ 17.04.050), Commercial (§ 17.06.050), Industrial (§ 17.07.060), and any use-specific standards (e.g., Automotive Service in § 17.22.060). Coordinate landscaping with Upland Landscaping and Screening.
- For commercial projects, prepare a site plan with all elements listed in § 18.36.200.A–B; if in AP or CS, prepare the required “precise plan” (§ 18.36.200.C).
- For subdivisions with a vesting tentative map, prefile a site plan to the administrative committee, environmental review board, and design review board with the listed studies and plans (§ 16.32.050.B).
- Complete environmental review (CEQA/NEPA) as directed; special studies/fees may be required (§ 17.43.080).
- Track completeness timelines and respond to any information requests; you should receive a written completeness determination within 30 days of acceptance (§ 17.43.070.A.3).
- If involving a listed historic resource, coordinate Planning Commission review and replacement design/site plan before demolition (§ 17.26.120.C–F). See Upland Historic Preservation.
- If you need relief from strict standards, consult Upland Variances and Exceptions. If a nonconforming site/building is involved, see Upland Nonconforming Uses.
- Cross-check Upland Parking, Upland Development Standards, and Upland Overlay Districts for additional constraints that can drive design changes.
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| “Significant alterations” exemption | Determines whether DPR is required | The Director’s threshold and documentation for waivers (§ 17.44.030.C) |
| “Intensification of use” | Triggers DPR for new uses in existing buildings | How staff defines intensification for your use (§ 17.44.030.B.1.d) |
| Industrial parking limit at street edge | The text reads “No more than aisle…” without a number | Exact parking aisle limit; Not found in source materials (§ 17.07.060.B.5) |
| Legacy cross-references (e.g., § 17.18.090; § 17.126.090) | Title 18 cites earlier sections not included here | Current equivalent procedures; Not found in source materials (§§ 18.36.200, 18.56.150) |
| AP/CS boundaries | Precise plan requirement applies only in these subdistricts | Whether your parcel is zoned AP or CS (§ 18.36.200.C); verify zoning map |
| Role of “Design Review Board” today | Cited for vesting tentative maps | Whether the body remains active or renamed; Not found in source materials (§ 16.32.050.B) |
| How “guidelines” are applied | They guide DPR findings; some are phrased as “should” | Staff practice on flexibility vs. strict application of guidelines (§§ 17.04.050, 17.06.050, 17.07.060) |
| Overlays and historic areas | Additional standards may change your design | Applicable overlays and any historic listing; see Upland Overlay Districts and Upland Historic Preservation |
Plain-English Summary
If you’re building new, changing a building’s exterior, or reworking a site in Upland, plan on a staff-level Development Plan Review. City staff checks that your project fits the neighborhood, uses quality architecture and landscaping, and meets zoning rules. Commercial and industrial projects must also supply detailed site plans (and some commercial zones need a full precise plan). Special design standards apply to automotive services, and any historic-resource demolition needs an approved replacement design first.
Information Gaps
- Full list of Upland zoning district names and dimensional standards: Not found in source materials.
- Current procedural details for cross-referenced §§ 17.18.090 and 17.126.090: Not found in source materials.
- Exact metric for the industrial “no more than aisle” street-edge parking limit: Not found in source materials.
- Official status/charter of the “Design Review Board” mentioned in § 16.32.050: Not found in source materials.
Source References
- Upland Zoning Code — Development Plan Review (§ 17.44.030)
- Upland Zoning Code — Permit Procedures; Filing/Processing; CEQA; Completeness (§§ 17.44.010, 17.43.070, 17.43.080)
- Upland Zoning Code — Residential Design Guidelines (§ 17.04.050)
- Upland Zoning Code — Commercial Design Guidelines; Design Review cross-ref (§§ 17.06.050, 18.04.030)
- Upland Zoning Code — Industrial Design Guidelines (§ 17.07.060)
- Upland Zoning Code — Automotive Service Design/Performance Standards (§ 17.22.060)
- Upland Zoning Code — Commercial Development Review & Permits; AP/CS precise plan; related cross-ref (§§ 18.36.200, 18.40.160)
- Upland Zoning Code — Single-Family Residential Development Review (§ 18.08.180)
- Upland Zoning Code — Vesting Tentative Map submittals (site plan; design review board) (§ 16.32.050.B)
- Upland Zoning Code — Demolition of Historic Resources (process; replacement design) (§ 17.26.120)
- Upland Zoning Code — Development application and review procedures cross-refs (§§ 18.04.080, 18.56.170)
Sources
Source passages
- Upland Zoning Code (§ 17.26.120) Medium relevance
- Upland Zoning Code (§ 18.04.030) Medium relevance
- Upland Zoning Code (§ 16.32.050) Medium relevance
- Upland Zoning Code (§ 17.44.030) Medium relevance
- Upland Zoning Code (§ 17.04.050) Medium relevance
- Upland Zoning Code (§ 18.40.160) Medium relevance
- Upland Zoning Code (§ 18.36.200) Medium relevance
- Upland Zoning Code (§ 18.56.150) Medium relevance
- Upland Zoning Code (§ 18.04.080) Medium relevance
- Upland Zoning Code (§ 17.43.080) Medium relevance
- Upland Zoning Code (§ 17.06.050) Medium relevance
- Upland Zoning Code (§ 18.08.180) Medium relevance
- Upland Zoning Code (§ 17.44.010) Medium relevance
- Upland Zoning Code (§ 17.22.060) Medium relevance
- Upland Zoning Code (§ 17.43.070) Medium relevance
- Upland Zoning Code (§ 17.07.060) Medium relevance
Cited sections
- Upland Zoning Code — Development Plan Review (§ **17.44.030**)
- Upland Zoning Code — Permit Procedures; Filing/Processing; CEQA; Completeness (§§ **17.44.010**, **17.43.070**, **17.43.080**)
- Upland Zoning Code — Residential Design Guidelines (§ **17.04.050**)
- Upland Zoning Code — Commercial Design Guidelines; Design Review cross-ref (§§ **17.06.050**, **18.04.030**)
- Upland Zoning Code — Industrial Design Guidelines (§ **17.07.060**)
- Upland Zoning Code — Automotive Service Design/Performance Standards (§ **17.22.060**)
- Upland Zoning Code — Commercial Development Review & Permits; AP/CS precise plan; related cross-ref (§§ **18.36.200**, **18.40.160**)
- Upland Zoning Code — Single-Family Residential Development Review (§ **18.08.180**)
- Upland Zoning Code — Vesting Tentative Map submittals (site plan; design review board) (§ **16.32.050.B**)
- Upland Zoning Code — Demolition of Historic Resources (process; replacement design) (§ **17.26.120**)
- Upland Zoning Code — Development application and review procedures cross-refs (§§ **18.04.080**, **18.56.170**)
Frequently asked questions
Do I need design review for a simple exterior remodel in Upland?
Likely yes if it alters the building’s exterior façade. Development Plan Review applies to exterior façade changes for residential and nonresidential buildings (§ 17.44.030.B). The Development Services Director may waive submittal if the work is not a “significant alteration” (§ 17.44.030.C). Verify with the City whether your scope qualifies for a waiver.
Who approves design review in Upland, and is there a public hearing?
The Development Services Director is the review authority for Development Plan Review and may refer applications to the Planning Commission (§ 17.44.030.D). No public hearing is required for Development Plan Review (§ 17.44.030.G).
What does a commercial site plan have to show for approval?
Your plan must depict buildings, parking and circulation, access points, walls, lighting/glare protection, loading (if needed), signage, and landscaping (§ 18.36.200.A). In AP or CS zones, a full precise plan for total development is required before permits (§ 18.36.200.C).
Are there specific residential design numbers I should know?
Yes. Vary front setbacks at least 3 ft between units (§ 17.04.050.B.2), keep private open-space separators at or below 4 ft (§ 17.04.050.E.1), and if proposing a “living street,” the enhanced pedestrian area must be at least 15 ft wide (or 30% of the right-of-way) and 100 ft long, with 60 ft continuous without a driveway (§ 17.04.050.E.3.d).
How does design review interact with historic buildings in Upland?
Demolition of a listed historic resource requires Planning Commission action, public notice/hearing, and findings (§ 17.26.120.C–G). A demolition permit cannot be issued without an approved site plan and building permit for the replacement structure, unless the building is unsafe (§ 17.26.120.F).
What are the automotive service design requirements?
Automotive service uses must go through the City’s design review process and meet driveway and landscaping standards: driveways set back 10 ft from curves and interior lines; max two per street; none opposite residential; plus 5 ft streetside landscaping/berm, 10 ft planters next to residential, and 24-inch box trees (§ 17.22.060.A.1–3).
How long until the City says my application is complete?
Within 30 days of acceptance, the City must inform you in writing whether your application is complete or what is missing (§ 17.43.070.A.3). Additional information may also be required later for environmental review (§ 17.43.070.A.5, § 17.43.080).
Do industrial projects have special street-edge parking limits?
Yes — industrial guidelines discourage parking at the street edge and limit it to no more than “an aisle” at the frontage (§ 17.07.060.B.5). The exact metric beyond “an aisle” isn’t detailed in the source materials; confirm with staff.
If my project adds a more intensive tenant, does that trigger design review?
It can. New uses in existing buildings that intensify site use and require site or building changes require Development Plan Review (§ 17.44.030.B.1.d). Confirm with staff how “intensification” applies to your specific use mix.
What if I need flexibility from a standard to make the design work?
Use the City’s discretionary relief tools where appropriate. Start with the Development Services Director for minor adjustments under the DPR umbrella and consult Upland Variances and Exceptions for broader relief (see § 17.44.070 context and § 18.56.170 cross-references).
General information, not legal advice.
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