Local zoning · Upland

Upland — Historic Preservation

Historic Preservation under the Upland local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

Upland's historic preservation rules are codified in Title 17, Chapter 17.26 (Historic Preservation). They establish a Local Register, criteria and procedures for designating / removing cultural resources and historic districts, require review for most alterations and demolitions of designated resources, and offer incentives to encourage preservation. The chapter works alongside the city's underlying zoning and development standards; where there's a conflict, the historic-preservation chapter controls. § 17.26.010 ; § 17.26.030

How the ordinance works — headline rules

The Historic Preservation chapter applies to designation/removal and to the alteration, restoration, maintenance, and demolition of structures 50 years or older located within a historic district. § 17.26.020
Most alterations to a designated cultural resource require a Certificate of Appropriateness; alteration review follows categories (major vs. minor) and the Secretary of the Interior's Standards. § 17.26.060 ; § 17.26.070
A permit is required to demolish any cultural resource listed on the Local, State, or National Register; demolition review requires special findings and replacement‑structure conditions. § 17.26.090 ; § 17.26.120
The Planning Commission is the final decision authority for designations, removals and historic demolitions; the Development Services Director handles many administrative COA actions per the review table. See the decision roles summary in the permit procedures. § 17.26.100(C) ; Table 17.43-1 (Review roles)

Note: this page stays within zoning/planning requirements (Title 17). For building-code compliance (Title 24 / the State Historic Building Code) see California Building Standards Code. California Building Standards Code

District-by-district (where Historic Preservation intersects Upland zoning)

Upland's Historic Preservation chapter is a cross-cutting layer: preservation rules apply citywide but will be implemented differently depending on the underlying zoning or overlay. Below are the main base zones and overlays where preservation questions most often arise, with the ordinance's applicable standards and where to verify parcel-specific rules.

Important first-use links:

When the code mentions relief from parking rules for rehabilitation projects, that interacts with the city's parking standards.
When design/detail guidance is required, projects often go through design review.
Historic properties are subject to the city's development standards (setbacks, height, lot coverage).
Historic properties inside overlays like Euclid Avenue are also governed by overlay districts.
Work that involves landscape or site features may interact with landscaping and screening.
If considering an ADU on or near a historic property, check the city's ADU rules: ADUs.
If a project needs departures, the city's variances and exceptions procedures are relevant.

RS-20, RS-15, RS-10, RS-7.5, RS-4 (Single‑family residential zones)

Purpose & where it applies: These RS zones are the city's single‑family residential districts; Historic single‑family homes are commonly located in these zones and fall under Chapter 17.26 when nominated or within a designated district. § 17.26.020
Typical permitted uses: single‑family dwellings, accessory structures, subject to zone-specific rules. (See Table 17.04‑2 for parcel size, lot coverage, minimum floor area.) Table 17.04‑2 / § 17.04.030
Key dimensional standards (decision‑relevant): minimum front setbacks are 40 ft (RS‑20), 30 ft (RS‑15), 25 ft (RS‑10 & RS‑7.5), 20 ft (RS‑4); side setbacks are typically 10 ft/10 ft/5 ft/5 ft/5 ft respectively; max structure height 35 ft in these zones. These numbers are taken from Table 17.04‑3. Table 17.04‑3 / § 17.04.030
Practical preservation notes: Additions or new construction on historic lots will be judged for compatibility with surrounding cultural resources and for mass/proportions and setbacks; the city may offer setback or parking modifications as incentives for rehabilitation. § 17.26.060 ; § 17.26.050(J–K)

NC, HC, RC, OP (Neighborhood/Community/Regional commercial zones)

Purpose & where it applies: Commercial historic resources (storefronts, hotels, civic buildings) commonly sit in these commercial districts. See Table 17.06‑2 for parcel size / FAR and Table 17.06‑3 for setbacks/height. § 17.06.030
Typical permitted uses: retail, restaurants, offices, professional and service uses per the individual zone; historic uses may be retained or adaptively reused subject to COA review. Table 17.06‑2 / § 17.06.030
Key dimensional standards: front/side setbacks commonly 5 ft and rear 10 ft in commercial zones; heights 35–40 ft depending on the zone. Table 17.06‑3
Practical preservation notes: Replacement design must be compatible with existing designated improvements; when a building is demolished the review authority may require the replacement design meet the underlying zone's standards. § 17.26.120(F)

Historic Downtown (Specific Plan SPR‑16) (Special Purpose / Specific Plan overlay)

Purpose & where it applies: the Historic Downtown is an adopted specific‑plan area where preservation and compatible infill are explicitly required; any work there must satisfy both the Historic Preservation chapter and the specific plan design standards. § 17.09.040 (list of specific plans) ; § 17.26.030
Practical preservation notes: projects in SPR‑16 are subject to both specific‑plan design rules and the Local Register procedures; designation/removal follows 17.26 nomination rules with the Planning Commission as final authority. § 17.26.100(C)

Scenic Corridor (SC) overlay — Euclid Avenue

Purpose & where it applies: the Scenic Corridor (SC) overlay aims to protect and enhance Euclid Avenue's distinctive scenic, cultural and historical character and preserve historic resources along that corridor. Development within SC is intended to preserve historic resources and maintain characteristic front setbacks. § 17.09.010(B)
Practical preservation notes: overlay setbacks and design expectations can be stricter than the underlying zone; in case of conflict the overlay controls. § 17.09.010

Quick reference table — key preservation rules (decision‑relevant)

Rule / Permitted Action	What it means on the ground	Code Reference
Designation to Local Register	Any person/group may nominate; owner consent required for individual resources; majority owner consent required for districts; final action by Planning Commission	§ 17.26.040; § 17.26.100(B–C)
Certificate of Appropriateness (COA) required	Required for alteration of designated resources or contributing resources in a district; categories of major/minor alterations defined	§ 17.26.060; § 17.26.110
Major vs Minor Alterations	Major includes additions, new construction, lot subdivision, house moves; Minor includes in‑kind repairs, repainting (non‑residential), like‑for‑like window replacement	§ 17.26.110(C–D)
Demolition permits of historic resources	Demolition requires permit with public hearing, replacement plan in many cases, and strict findings (hardship/economic feasibility)	§ 17.26.090; § 17.26.120(F–G)
Rehabilitation standards	Secretary of the Interior's Standards apply; State Historic Building Code and Uniform Code for Building Conservation encouraged	§ 17.26.070
Incentives	Mills Act, preservation easements, fee reductions, grants/loans, permit concessions (setback/parking) and parking waivers for certain residential additions	§ 17.26.050 (A–L)
Maintenance duty / minimum repair	Owners must keep designated buildings free of structural defects and prevent substantial deterioration	§ 17.26.080
Permit processing roles	Development Services Director handles many administrative COAs; Planning Commission decides designation/removal and demolition; appeals per Chapter 17.47	Table 17.43‑1; § 17.26.100(C)

Checklist — what an applicant must satisfy (preparation for nomination / COA / demolition)

Confirm whether the property is a designated cultural resource, is listed in any historic survey, or is 50+ years old (Applicability). § 17.26.020
For nomination: obtain written owner consent for individual designations; for a proposed historic district get written consent from the majority of property owners before public hearing. § 17.26.100(B)
Prepare a historic resources survey (for districts identify contributing / non‑contributing resources) and supporting evidence that meets the criteria in Subsections F/G/H. § 17.26.100(F–G)
File application per Chapter 17.43 (permit filing rules) with required fees and materials (use Development Services handout). § 17.26.100(D) ; Chapter 17.43
For alterations: determine whether work is major or minor; if major, expect COA review and possibly Planning Commission or referral to preservation experts. § 17.26.110(C–D)
For demolition: provide evidence that adaptive reuse, incentives and other means were exhausted to demonstrate hardship; prepare replacement structure/site plan if required. § 17.26.120(G–F)
Evaluate parking impacts early — historic rehabilitation can qualify for parking concessions or a waiver in narrow circumstances; coordinate with parking staff. § 17.26.050(J–K)
Consider using the State Historic Building Code where appropriate and document any required preservation architect review. § 17.26.070

Risks & Ambiguities

Issue	Why it matters	What to verify
Is the property “50 years or older”?	Chapter applicability hinges on age for district resources; if not, the chapter's alteration/demolition rules may not apply. § 17.26.020	Verify construction year and whether a historic survey lists the resource.
Contributing vs non‑contributing status inside a district	COA requirements differ and criteria for designation rely on the survey’s findings. § 17.26.100(G)	Confirm the adopted historic resources survey and how the property was classified.
“Hardship” standard for demolition	The Planning Commission requires proof that reuse/adaptive reuse/incentives were exhausted; building code violations alone are not sufficient. § 17.26.120(G)(1–5)	If pursuing demolition, assemble financial analyses and documentation of attempted alternatives. Verify whether state tax credits or Mills Act options were considered. § 17.26.050(A)
Conflicts between overlay and base zone rules	Overlays like Scenic Corridor may impose stricter setbacks/design requirements which control over base zone standards. § 17.09.010	Check for applicable overlays on the parcel (e.g., SC or specific plan SPR‑16) before designing.
ADU restrictions and historic sites	State/local ADU law interacts with local historic preservation: the city prohibits some ADU projects on historic properties for certain programs (two‑unit rules). Not found in Chapter 17.26 — see related ADU rules § 17.42.1.050(D)	Verify ADU eligibility early with Planning; consult the city's ADU page. ADUs
Overlapping approvals (COA + design review + building permits)	Certificates of Appropriateness are administrative/discretionary and may be appealed; separate building permits (Title 24) are required but are outside Title 17. § 17.26.110(E–I)	Coordinate with Building, anticipate parallel reviews, and verify which authority decides appeals (see Table 17.43‑1).

Plain‑English summary

If your Upland house or building is on the Local Register, inside a designated historic district, or is an identified historic resource, you will typically need a Certificate of Appropriateness for most exterior work and a special permit to demolish it — the Planning Commission and the Development Services Director follow specific criteria that prioritize repair, rehabilitation, and compatibility with the historic character before allowing replacement or demolition. §§ 17.26.020, 17.26.060, 17.26.120

Source References

Upland Municipal Code, Title 17 — Chapter 17.26 Historic Preservation, § 17.26.010 – § 17.26.130 (Purpose, Applicability, Authority, Incentives, COA, Rehabilitation Guidelines, Demolition, Enforcement). See: § 17.26.010, § 17.26.020, § 17.26.060, § 17.26.070, § 17.26.090, § 17.26.100, § 17.26.120.
Upland Zoning Ordinance — Residential and Commercial development standards (Table 17.04‑2, Table 17.04‑3, Table 17.06‑2, Table 17.06‑3). § 17.04.030; § 17.06.030.
Review & decision roles — Table 17.43‑1 (Review and Decision‑Making Authority). § 17.43.020.
Specific Plan / Overlay zones (Historic Downtown SPR‑16; Scenic Corridor overlay). § 17.09.040; § 17.09.010(B).
ADU / Two‑unit rules excluding historic properties (related zoning provision). § 17.42.1.050(D).

Sources

Retrieved passages

CBC § 17.26.040 (chapter when) High relevance
CBC § 17.26.020 (chapter are) High relevance
Upland Zoning Code (section shall) High relevance
Upland Zoning Code (section shall) High relevance
CBC § 17.26.120 (§ 17.26.120.) High relevance
CBC § 17.26.120 (§ 17.26.120.) High relevance
Upland Zoning Code High relevance
Upland Zoning Code (§ 17.25.070.) High relevance
Upland Zoning Code Medium relevance
Upland Zoning Code (§ 17.08.040.) Medium relevance
Upland Zoning Code Medium relevance
Upland Zoning Code Medium relevance
Upland Zoning Code (§ 17.09.040.) Medium relevance
Upland Zoning Code (§ 17.43.010.) Medium relevance
Upland Zoning Code (§ 18.20.050.) Medium relevance
Upland Zoning Code (§ 2) Medium relevance

Cited sections

Official Upland code library

Frequently asked questions

What does Upland define as a "historic resource" or "historic site"?

A "historic site" includes any lot within a federal, state or local designated historic district, any site designated as a federal, state or local historic structure/site/landmark, any site/structure in a historic survey adopted by the City Council, or any site with potential to be a local historic landmark. The definitions and Local Register approach are in the Historic Preservation chapter. § 17.26.100; definitions

Who decides whether a building or district gets placed on Upland’s Local Register?

The Planning Commission takes final action on nominations to or removals from the Local Register; applications are filed per Chapter 17.43 and must include the required materials and owner consent rules. § 17.26.100(C–D)

If I own a designated historic property, do I need a permit to repaint or replace a window?

Routine maintenance that does not change design, material or external appearance is allowed; however, most exterior alterations to a designated resource require a Certificate of Appropriateness. Minor in‑kind work (repainting non‑residential buildings, in‑kind window replacement) can be classified as minor alterations but the COA/administrative review process still applies. § 17.26.060; § 17.26.110(D)

What tests will the city use when reviewing an alteration (COA)?

The review authority evaluates compatibility (style, materials, color, massing, setbacks, openings), adherence to the order of preference to repair rather than replace, the Secretary of the Interior's Standards, and any adopted rehabilitation/design guidelines; use of the State Historic Building Code is encouraged where feasible. § 17.26.060(G); § 17.26.070

Can the city waive parking or setback requirements for rehabilitation work on a historic house?

Yes — the ordinance lists incentives that may include variances or minor modifications to building setbacks and parking for rehabilitation projects, and specifically allows a parking waiver for certain residential additions where an existing contributing garage would otherwise be required to be replaced. § 17.26.050(J–K) Consult the city's parking rules early in design.

What must I show to obtain a demolition permit for a listed historic resource?

The applicant must prove the resource cannot be reasonably reused or adaptively reused, show that economic hardship has been explored and alternatives exhausted, and document that all incentives and state/federal assistance were considered; demolition will not be allowed simply because of deferred maintenance. The Planning Commission makes the finding; replacement structures and memorialization may be required. § 17.26.120(G); § 17.26.120(F–J)

Are historic designation decisions subject to CEQA?

Yes — if delisting or designation involves environmental effects, the city will conduct environmental review consistent with CEQA Guidelines as they relate to historic resources. § 17.26.100(H)

Who performs the administrative COA reviews and who hears appeals?

The Development Services Director or designee handles administrative COA applications (especially for major alterations in conjunction with development plan review) and may refer cases to the Planning Commission; appeals procedures follow Chapter 17.47. § 17.26.110(C); Table 17.43‑1

If my property is within the Scenic Corridor overlay, do preservation rules change?

Yes — overlay standards (e.g., Scenic Corridor along Euclid Avenue) are intended to preserve historic resources and characteristic setbacks and may be stricter than the base zone; the overlay controls where there is a conflict. § 17.09.010(B)

Can an owner remove a property from the Local Register later?

An owner can initiate removal (de‑nomination) after five years of designation by submitting a de‑nomination statement with supporting documentation; demolition as approved by permit is another limited removal pathway. § 17.26.100(H)(1–2)

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