Local zoning · Upland

Upland — Design Review

Design Review under the Upland local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Design review in Upland is implemented as a formal development/site plan review process that evaluates architecture, site layout, landscaping, and signage for conformity with city policies and standards. The city calls the procedure development plan review and places primary administrative responsibility with the Development Services Director (with referral to the Planning Commission as needed). See the code definition of design review and the procedural rules for development plan review in the Zoning Ordinance. § 17.15.020; § 17.44.030

Note (links): the city’s design/permit workflow ties tightly to the Upland Zoning rules and to topic pages such as parking, Upland Development Standards, Upland Overlay Districts, Upland ADUs, California Building Standards Code, Upland Landscaping and Screening, and Upland Signage. (Each of the linked words above is the first natural mention of that topic.)

What the ordinance requires (core rules)

  • The specific code heading for the process is § 17.44.030 Development Plan Review; that section establishes purpose, applicability, exemptions, review authority, submittal routing, findings, and post-decision procedures. Key elements: projects requiring design review include new construction, changes to site layout, exterior façade alterations, or intensifications of use that require building modifications. § 17.44.030
  • The Development Services Director (or designee) is the primary decision-maker for development plan review and may refer any application to the Planning Commission for final decision. Table 17.43‑1 assigns Development Services Director as the decision authority for Development Plan Review, with appeal routes to the Planning Commission/City Council as shown. § 17.43.020; Table 17.43‑1
  • Approvals must satisfy objective standards in the Zoning Ordinance, relevant specific plans, and the General Plan; the decision authority may attach conditions of approval to achieve compliance. § 17.44.030(H–I)
  • For historic properties and districts, separate certificate-of-appropriateness procedures and historic-design findings apply; design review for historic resources is guided by Chapter 17.26 and the Secretary of the Interior standards where applicable. § 17.26 (Certificates and demolition rules)
  • The development plan application content follows Chapter 17.43 (filing/processing) and the Development Services Department submittal checklist; the applicant must provide architectural elevations, color/material samples, landscape and irrigation plans, lighting plans, and site plans, among other items. § 17.43.010; § 17.44.030(E)

District-by-district (how design review interacts with specific zones)

The Zoning Ordinance identifies base zones and overlays; development plan review applies citywide where the project triggers the applicability rules in § 17.44.030. The table below summarizes common base and overlay zones you will encounter in Upland and what the ordinance says about how design review applies in each. For all districts, verify parcel-specific standards and any adopted specific-plan text for that site. § 17.03.020; § 17.44.030; § 17.09.040

RS-7.5 (Residential Single-Family Medium)

  • Purpose: implement medium-density single-family residential land use. § 17.03.020
  • Typical permitted uses: single-family dwellings, accessory uses consistent with residential neighborhoods. § 17.03.020
  • Key dimensional standards: minimum parcel size listed in Table 17.03‑1 as 7,500 sq. ft. (see Table 17.03‑1) — further setback/height/coverage standards are found in the applicable development standards tables for the residential group. § 17.03.020
  • Design-review notes: exterior alterations, additions, and new construction are subject to development plan review when they represent new construction or façade/site changes. § 17.44.030

RS-10, RS-15, RS-20 (Residential Single-Family Low/Varied)

  • Purpose & uses: progressively larger minimum parcel sizes for lower-density single-family housing. RS‑10: 10,000 sq. ft.; RS‑15: 15,000 sq. ft.; RS‑20: 20,000 sq. ft. (Table 17.03‑1) § 17.03.020
  • Dimensional standards: see Table 17.03‑1 and the development-standards chapters; design review applies the same development plan review thresholds (new construction, façade/site work). § 17.03.020; § 17.44.030

MFR (Multi‑Family Residential)

  • Purpose: accommodate multi‑unit residential development. § 17.03.020
  • Typical uses: duplexes, triplexes, apartment buildings, senior housing where allowed by density. § 17.03.020
  • Key dimensional standard cited in ordinance: maximum structural height in MFR zones is 45 feet or three stories unless otherwise provided. (See MFR development standards in Part 2.) § 18.32.* (MFR standards)
  • Design-review notes: projects in MFR zones commonly trigger full development plan review (site layout, access, parking, landscaping, and massing are examined under § 17.44.030). § 17.44.030

Mixed‑Use Zones (e.g., C/R‑MU, B/R‑MU)

  • Purpose: combine residential and compatible commercial uses; precise parcel/density, height, and setback standards are set in Table 17.05‑2 and Table 17.05‑3. § 17.05.030
  • Typical uses: ground-floor commercial with upper-floor residential in certain mixed-use districts. § 17.28 (Live/work; mixed-use standards)
  • Key standards: Table 17.05‑2 and 17.05‑3 list parcel area, density, FAR, and height/setback rules applicable to each mixed‑use designation — consult these tables for project-specific numbers. § 17.05.030
  • Design-review notes: mixed‑use applications frequently require detailed site and streetscape design review to ensure pedestrian orientation and compatibility. § 17.44.030; Table 17.05‑3

Scenic Corridor Overlay (SC overlay)

  • Purpose: preserve Euclid Avenue corridor character; overlay requires higher-quality architectural design, deeper landscaped front setbacks, and compatibility along the corridor. § 17.09.030
  • How design review differs: projects within the SC overlay are reviewed with additional corridor-specific findings (for example, design must complement Euclid Avenue and maintain scenic qualities). § 17.40.* (SC-specific conditional-use findings)

Transit Overlay (TO)

  • Purpose: allow higher-density residential development near transit and to encourage lot consolidation. § 17.09.050
  • Key numeric standards (explicit in code): maximum density: 30–40 du/ac depending on location; maximum building height: 55 feet for the TO zone; parking and setback rules refer to Table 17.05‑3. § 17.09.050(E)
  • Design-review notes: TO projects are subject to the development plan review findings and often require more detailed multi‑discipline review (transportation, parking, and CEQA screening). § 17.44.030; § 17.09.050

Verify with the jurisdiction: many specific-plan areas and specific parcels have locally adopted standards (Historic Downtown, Colonies, College Park, etc.) — those specific-plan documents control design criteria where they apply. § 17.09.040

Decision‑relevant quick table

What the reviewer tests Typical measurable standard / trigger Code reference
Whether the project needs design review New construction; exterior façade changes; site-layout alterations; intensification of use § 17.44.030
Decision authority Development Services Director (may refer to Planning Commission) Table 17.43‑1 / § 17.43.020
Transit Overlay height 55 ft (TO) § 17.09.050(E)
Minor adjustments allowed Up to 10% deviation on eligible physical standards § 17.44.070(B)(1)
Historic resource standards Certificate of Appropriateness standards, Secretary of Interior guidelines Chapter 17.26
Base zone parcel-size examples RS‑7.5 = 7,500 sq ft; RS‑10 = 10,000 sq ft; RS‑15 = 15,000 sq ft; RS‑20 = 20,000 sq ft Table 17.03‑1 / § 17.03.020

Checklist (what the applicant must supply for a development plan / design review)

  • Completed application form and fees (Master Fee Schedule) — § 17.43.060
  • Scaled site plan showing boundaries, streets, ingress/egress, parking layout, walls/fences, and relationship to surrounding buildings — § 17.44.030(E); subdivision submittal lists § 16.32.050 excerpts
  • Architectural elevations, materials and color samples, and schematic renderings — § 17.44.030(E)
  • Landscape and irrigation plan conforming to Chapter 17.12, including tree retention/mitigation and planter layout — § 17.44.030(E); § 17.08.040
  • Lighting plan (hooded/shielded fixtures to avoid glare) — see parking/lighting rules and design review submittal requirements (§ 17.12 / § 17.44.030)
  • Sign program or sign details where signage is part of the project — Chapter 17.15 (Sign Regulations) and design-review sign review routes — § 17.15.*; Table 17.43‑1 for sign review authority
  • Evidence supporting required findings (privacy, compatibility, materials, landscaping, public health/safety) per § 17.44.030(H)
  • CEQA screening or environmental documents if required; any special studies requested during review (traffic, geotechnical, hydrology) — Chapter 17.43 § 17.43.080

Risks & Ambiguities

Issue Why it matters What to verify
When the Director will refer an application to Planning Commission The Director has broad discretion to refer; referral changes timetable and adds a public hearing step Confirm anticipated review authority early in a pre‑application meeting (Table 17.43‑1 / § 17.43.020).
Parcel-specific standards in specific plans Specific‑plan text can supersede zone tables and add design controls Check whether the parcel is inside a Specific Plan (Historic Downtown, The Colonies, etc.) — § 17.09.040 requires following the specific-plan document.
Numeric development standards (setbacks/coverage/height) Many zone numeric details live in tables (17.05‑2/3, 17.03‑1) or in specific-plan documents — omitting the right table risks noncompliance Verify which table controls the parcel (base zone vs mixed‑use tables vs overlay) and cite the exact table when preparing plans. § 17.03.020; § 17.05.030.
ADU design-review applicability State ADU law limits discretionary review for many ADUs; local design standards must be objective to allow ministerial review Confirm whether the ADU is subject to ministerial standards or objective design standards under local ADU chapter and state law. See Chapter 17.37 and State ADU rules. § 17.37; State guidance (not all in retrieved materials).
Historic resource conflicts Historic-design findings can require different materials, review steps, or a Certificate of Appropriateness If the property is on the Local Register or in a historic district, follow Chapter 17.26 procedures — Certificates and demolition procedures may apply.

Plain-English Summary

If your Upland project changes how a building looks or how a site is laid out (new building, façade changes, new parking, or increased intensity of use), expect to file for development plan review (the city's term for design/architectural review). The Development Services Director administers the review, uses the Zoning Ordinance’s objective tables and specific-plan rules, and can refer larger or controversial projects to the Planning Commission; approvals must meet the findings spelled out in § 17.44.030. § 17.44.030; Table 17.43‑1

Source References

  • Upland Zoning Ordinance: § 17.44.030 Development Plan Review (purpose, applicability, findings, procedure)
  • Table / review authority: Table 17.43‑1 / § 17.43.020 (Review and Decision‑Making Authority)
  • Base zones and parcel-size table: § 17.03.020 / Table 17.03‑1 (RS‑7.5 / RS‑10 / RS‑15 / RS‑20 etc.)
  • Mixed‑use development standard pointers: § 17.05.030 / Tables 17.05‑2 & 17.05‑3
  • Overlay zones and special-plan direction: § 17.09.010–050 (SC, TO, Specific Plan overlays)
  • Minor Adjustments (10% rule): § 17.44.070(B)(1)
  • Historic resource design review / Certificates: Chapter 17.26 (Certificates of Appropriateness and demolition review)
  • Application filing and submittal rules including environmental/CEQA screening: Chapter 17.43 (Permit Application Filing and Processing) § 17.43.010–090

Sources

Retrieved passages

  • Upland Zoning Code (Title 16) High relevance
  • Upland Zoning Code (chapter shall) Medium relevance
  • Upland Zoning Code (§ 9507.050) Medium relevance
  • Upland Zoning Code Medium relevance
  • Upland Zoning Code (§ 17.44.040.) Medium relevance
  • CBC § 17.26.120 (§ 17.26.120.) Medium relevance
  • Upland Zoning Code (§ 17.44.040.) Medium relevance
  • Upland Zoning Code (§ 2) Medium relevance
  • CBC § N104.1 (Section N104.1) Medium relevance
  • Upland Zoning Code (§ 17.43.030.) Medium relevance
  • Upland Zoning Code (§ 17.43.010.) Medium relevance
  • Upland Zoning Code Medium relevance
  • Upland Zoning Code (§ 4) Medium relevance
  • Upland Zoning Code (§ 17.44.060.) Medium relevance
  • Upland Zoning Code (§ 17.43.060.) Medium relevance
  • Upland Zoning Code (§ 3) Medium relevance
  • Upland Zoning Code (§ 17.47.060.) Medium relevance
  • CBC § 66314 (§ 66314) Medium relevance
  • Upland Zoning Code (§ 17.08.040.) Medium relevance
  • Upland Zoning Code (§ 18.36.170.) Medium relevance
  • Upland Zoning Code (Section 17.18.010) Medium relevance
  • Upland Zoning Code (chapter and) Medium relevance
  • Upland Zoning Code (§ 2) Medium relevance

Cited sections

Frequently asked questions

Do I need design review for a small backyard addition on an RS‑10 lot in Upland?

If the addition changes the exterior façade or site layout it is within the scope of development plan review; however the Development Services Director may waive review for projects that are not “significant alterations.” Check § 17.44.030(B–C) and get a pre‑application meeting to confirm whether your addition needs a full submittal. § 17.44.030

What are the findings the City uses to approve design/development plan review?

Approvals require findings that the project will not interfere with neighboring properties, uses appropriate materials/colors, provides complementary landscaping, and will not be materially detrimental to public health, safety or welfare — see the four findings listed in § 17.44.030(H). § 17.44.030(H)

Who decides my design review application and can it be appealed?

The Development Services Director or designee takes action on development plan review applications and may refer them to the Planning Commission; Table 17.43‑1 shows decision and appeal authority (appeals go up to the Planning Commission and City Council per Table 17.43‑1 and Chapter 17.47). § 17.43.020; § 17.44.030

Are there special design controls if my property is in Historic Downtown Upland?

Yes. Specific‑plan areas (including Historic Downtown Upland) are administered by their specific‑plan documents; where a specific plan applies its standards and design guidelines control and design-review procedures may be modified accordingly. See § 17.09.040 and Chapter 17.26 for historic review rules. § 17.09.040; Chapter 17.26

Does the Transit Overlay (TO) change how design review works for multi‑family projects?

Projects in the TO are still subject to development plan review findings, but the TO adds higher density allowances and an explicit 55‑foot building‑height limit and other TO standards (density, lot size, and parking rules). Expect more detailed multi‑discipline review for TO projects. § 17.09.050; § 17.44.030

Will design review look at parking and lighting?

Yes. Development plan review evaluates circulation, parking configuration (including landscaped parking planters), and lighting so that glare and safety concerns are mitigated; parking and lighting standards are cited in Chapter 17.11 and parking plan requirements are routinely reviewed under design review. See § 17.44.030(E), § 17.12 (landscaping), and parking rules. § 17.44.030; § 17.12; Chapter 17.11

Can I get a minor adjustment instead of a variance for a small setback issue?

Potentially. A Minor Adjustment can allow up to 10% deviation from certain physical standards (height, setbacks, lot coverage, etc.) and is processed administratively by the Development Services Director (no public hearing required unless referred). Verify that your requested change is an eligible modification (minor adjustments exclude lot area and parking minimums). § 17.44.070(B)

If my ADU changes the exterior, will it need design review?

State ADU law limits discretionary review in many cases, but Upland’s ADU chapter allows objective development and design standards where permissible; whether an ADU receives full design review depends on whether the ADU can meet the local ministerial/objective standards. Consult Chapter 17.37 and discuss with staff. § 17.37; state ADU guidance (see referenced materials)

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