Local zoning · Upland

Upland — Land Use

Q: What can I build on an R‑1/R S lot in Upland?

In Upland the single‑family RS zones (for example RS‑20 , RS‑15 , RS‑10 , RS‑7.5 ) are intended for single‑family dwellings and related accessory uses; the use tables show ADUs are permitted in most RS zones and minor home occupations are allowed with limitations — consult Table 17.04‑1 and Ch. 17.37 for ADU rules (§ 17.04.010 , Table 17.04‑1 , Ch. 17.37 ) .

Q: What are Upland's permitted use vs. conditional use rules?

Each base‑zone table uses the key P (permitted), CUP (conditional use permit required), AUP (administrative use permit required), or — (not allowed). Uses not shown in the table are prohibited; similar-but-not-explicit uses may be interpreted by the Development Services Director or handled under the CUP/AUP procedures (§ 17.04–17.08 , § 17.02.030 ) .

Q: Do I need a Conditional Use Permit for a business in a commercial zone?

Check the commercial zone's Table 17.06‑1 : many commercial uses are permitted, but certain uses (e.g., smoke shops, large swap meets, structured parking in some contexts) may be listed as CUP . If Table 17.06‑1 shows CUP next to your use, a conditional use permit process applies (§ 17.06 , Table 17.06‑1 ) .

Q: What does "mixed‑use" mean in Upland and are ground‑floor commercial uses required?

Mixed‑use zones ( C/R‑MU , B/R‑MU , C/O‑MU , C/I‑MU ) allow combinations of residential, commercial, and office uses per Table 17.05‑1 . In the C/R‑MU zone, projects abutting Foothill, Mountain, or Euclid must incorporate ground‑floor commercial uses (minimum 10,000 sq ft or 10% of project floor area) unless the Planning Commission approves a CUP waiver (§ 17.05.020(B) ) .

Q: How do overlays change permitted uses?

Overlays such as AC , SC , and SP add requirements on top of the base zone (listed in Table 17.03‑2 and described in Chapter 17.09 ). The overlay may add restrictions, conditions, or required findings; always check the overlay chapter and the zoning map for parcel application (§ 17.03.020 ) .

Land Use under the Upland local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Upland Zoning Ordinance (Title 17) says about permitted and conditionally allowed land uses across the City's base and overlay zones, and how the land-use tables are organized and applied. It is grounded in the City's ordinance language and tables (not state law or building code); where the ordinance is silent, that is noted. See the city's Upland Zoning overview and the Upland Development Standards pages for related procedural and numeric standards, and the California Building Standards Code for building-code requirements that are outside Title 17.

How Upland organizes land use rules (short)

Title 17 is the Zoning Ordinance and establishes base zones, overlays, permitted/conditional use tables, and special-use chapters (§ 17.01.010, § 17.03.020) .
Each base zone has a table of permitted uses using a standardized key: P = permitted, CUP = conditional use permit required, AUP = administrative use permit required, and — = not allowed (see the Tables in Chapters 17.04–17.08) (§ 17.04.; § 17.05.020; § 17.07.020) .
Interpretation requests and how the Development Services Director issues written interpretations (and the appeal path) are in § 17.02.030 .

Note: Title 17 uses additional chapters (Part 4 / Special Land Use Regulations) to add use-specific rules (for example live/work, ADUs, home occupations, etc.). See the specific chapter references in the tables and the linked special chapters.

District-by-district breakdown

Below are the primary base zones used in Upland and the ordinance references for permitted uses and the most decision-relevant standards. Each district subsection gives (a) purpose, (b) typical permitted uses / how to read the table, (c) key dimensional or intensity standards the ordinance explicitly sets in the retrieved materials, and (d) where the district applies (citation).

Note: the ordinance places additional controls in special chapters (e.g., ADUs, live/work, home occupations) referenced below. For design-related review, consult the Upland Design Review guidance.

RS-20, RS-15, RS-10, RS-7.5, RS-4, RS-MH (Residential Single-Family)

Purpose: Preserve single-family character and ensure compatibility and open space for dwellings (§ 17.04.010) .
Typical permitted uses: single-family dwellings, Accessory Dwelling Units (ADUs) in most RS zones as P, accessory non-habitable structures, limited home occupations as P or AUP per table (see Table 17.04‑1) (§ 17.04, Ch. 17.37, Ch. 17.19, Ch. 17.25) .
Key dimensional/parcel standards found in ordinance excerpts: the RS series is organized by minimum parcel size (e.g., RS-20 = 20,000 sq ft, RS-15 = 15,000 sq ft, RS-10 = 10,000 sq ft, RS-7.5 = 7,500 sq ft) as listed in Table 17.03‑1 (§ 17.03.020) .
Where it applies: Base-zone map and Table 17.03‑1 (Base Zones) § 17.03.020 .

If you need setback numbers, lot coverage, or height limits for an RS zone, verify with the City; those numeric development standards are in the development standards chapter and the zoning map tables (see Upland Development Standards). Not explicitly shown in the retrieved use tables.

RM-10, RM-20, RM-30, RM-40 (Residential Multi‑Family)

Purpose: Provide housing at graduated densities (RM-10 through RM-40) consistent with the General Plan (§ 17.04.010) .
Typical permitted uses: multi‑family dwellings, accessory uses (ADUs where allowed as P in several RM zones), residential care facilities (refer to Ch. 17.36), and some home occupations per Table 17.04‑1 (§ 17.04, Ch. 17.36, Ch. 17.37) .
Key dimensional/parcel standards: density caps are embedded in the zone names (see Table 17.03‑1 and Table 17.04‑1 references for permitted residential densities) (§ 17.03.020) .
Where it applies: base zoning map and Chapter 17.04 (§ 17.03.020, § 17.04) .

C/R‑MU, B/R‑MU, C/O‑MU, C/I‑MU (Mixed‑Use Zones)

Purpose: Encourage mixed-use development with varying emphases (commercial/residential, business/residential, commercial/office, and commercial/industrial) and require higher-quality street-fronting design in key corridors (§ 17.05.020, § 17.05.030) .
Typical permitted uses: the mixed‑use Table 17.05‑1 lists residential (multi‑family, live/work), commercial, offices, and limited industrial where appropriate. Uses not listed are prohibited. Live/work and some residential uses have special rules (see Ch. 17.28) (§ 17.05.020, Ch. 17.28) .
Key intensity/standards explicitly in the ordinance excerpts:
- C/O‑MU: maximum non‑residential FAR 1.5 (except bonuses) (§ 17.05.020) .
- C/I‑MU: maximum non‑residential FAR 1.0 (§ 17.05.020) .
- Table 17.05‑2 includes parcel-size, density, and FAR minima/maxima for the MU zones (see § 17.05.030) .
Where it applies: MU zones are used on corridors such as Foothill Boulevard, portions of Central and Benson Avenues; ground-floor commercial is required in C/R‑MU on certain frontages unless waived by CUP (§ 17.05.020(B)) .

NC, HC, RC, OP (Commercial Zones)

Purpose: Accommodate neighborhood- to regional-scale commercial and professional office uses (§ 17.06, Table 17.06‑1) .
Typical permitted uses: retail, restaurants (subject to special regs), offices, personal services, limited mixed uses per Table 17.06‑1. Many commercial uses are P in commercial districts; others require CUP or AUP as shown in the table (§ 17.06 Table 17.06‑1) .
Key standards: The commercial uses table calls out additional chapters where use-specific rules apply (e.g., mobile vendors Ch. 17.33, temporary events Ch. 17.41, smoke shops Ch. 17.42.5) (§ 17.06, Chs. 17.33, 17.41, 17.42.5) .
Where it applies: Table 17.06‑1 and Chapter 17.06 (§ 17.06) .

LI, GI (Industrial Zones)

Purpose: Provide appropriate locations for light and general industrial uses and manage intensity (including limits to FAR) (§ 17.07.020) .
Typical permitted uses: industrial, warehousing, certain support commercial uses; residential uses are generally — (not allowed) in industrial zones except where specific uses like emergency shelters or limited live/work are listed (§ 17.07.020, Table 17.07‑1) .
Key intensity standard: GI maximum permitted FAR 0.5 (explicit in the ordinance excerpt) (§ 17.07.020) .
Where it applies: per Table 17.03‑1 and Chapter 17.07 (§ 17.03.020, § 17.07.020) .

Special Purpose Zones (CA, PB/I, OS, M)

Purpose: Airport compatibility, public/institutional, open space, and mining are handled in Chapter 17.08 with separate use tables and special standards (§ 17.08.020) .
Typical permitted uses: Public/institutional uses in PB/I, parks and recreation in OS, mining and reclamation in M subject to Ch. 17.39 for mining and reclamation (§ 17.08.020, Ch. 17.39) .
Where it applies: Chapter 17.08 and Table 17.08‑1 (§ 17.08.020) .

Overlay Zones (how they affect uses)

Overlay zones (for example AC Airport Compatibility, SC Scenic Corridor, SP Specific Plan) add requirements or restrictions on top of the base zone; they are listed in Table 17.03‑2 and described in Chapter 17.09 (§ 17.03.020) . See the Upland Overlay Districts page for overlay-by-overlay detail.

How to read the use tables and special-use chapters (practical guidance)

The base-zone tables (for residential, commercial, mixed‑use, industrial, special purpose) are the starting point: uses not listed are prohibited (§ 17.04–17.08 tables) .
The tables include an "Applicable Regulations" column pointing to the chapters where additional conditions, limits, or development standards apply (for example ADUs are referenced to Ch. 17.37; live/work to Ch. 17.28; home occupations to Ch. 17.25) (§ 17.04, Chs. 17.37, 17.28, 17.25) .
For uses similar to those listed, interpretive procedures and the Development Services Director's authority to treat them similarly (subject to CUP or AUP rules) are in § 17.02.030 and § 17.44.040–050 (conditional and administrative use permit chapters) .
If a proposed use triggers design or placement reviews (for example large commercial projects, structured parking, or specific overlays), expect referrals to design review — see the Upland Design Review and Upland Parking pages for process and parking ratios.

Quick decision-relevant table (sample summary)

District (code)	Typical permitted / allowed uses (decision summary)	Key numeric/intensity rules in ordinance	Code reference
RS-20, RS-15, RS-10, RS-7.5, RS-4	Single‑family dwellings, ADUs (permitted in most RS zones), minor home occupations	Minimum parcel sizes: RS‑20 = 20,000 sq ft, RS‑15 = 15,000, RS‑10 = 10,000, RS‑7.5 = 7,500 (zone table)	§ 17.03.020; Table 17.04‑1; Ch. 17.37
RM‑10/20/30/40	Multi‑family residential, residential care	Density limits embedded in zone designations; ADUs and care facilities referenced in tables	§ 17.03.020; Table 17.04‑1; Ch. 17.36
C/R‑MU, B/R‑MU, C/O‑MU, C/I‑MU	Mixed uses (ground-floor commercial, upper-floor residential/office), live/work allowed with rules	FAR: C/O‑MU max non‑residential FAR 1.5; C/I‑MU max non‑residential FAR 1.0; parcel/density rules in Table 17.05‑2	§ 17.05.020; § 17.05.030; Table 17.05‑2; Ch. 17.28
NC, HC, RC, OP	Retail, restaurants, offices, personal services (varies by commercial zone)	Use-specific restrictions referenced (e.g., mobile vendors Ch. 17.33)	Table 17.06‑1; § 17.06
LI, GI	Light and general industrial, limited support uses; residential largely not allowed	GI max FAR 0.5; other use-specific conditions in Table 17.07‑1	§ 17.07.020; Table 17.07‑1
Special Purpose (CA, PB/I, OS, M)	Airport compatibility, public/institutional, parks/open space, mining/reclamation	Mining/development of resources chapter Ch. 17.39; Table 17.08‑1 lists permitted uses	§ 17.08.020; Ch. 17.39

Checklist (what an applicant must satisfy for a land-use determination or permit)

Confirm the property's base zone (check official zoning map as adopted in § 17.03.020) .
Consult the applicable use table (Chapter 17.04, 17.05, 17.06, 17.07, or 17.08) to see if the proposed use is P, CUP, AUP, or — (§ 17.04–17.08) .
If the use points to a special chapter (e.g., ADU Ch. 17.37, live/work Ch. 17.28, home occupations Ch. 17.25), ensure compliance with those chapters .
Check overlays that apply to the parcel (Table 17.03‑2 and Chapter 17.09) and address overlay requirements (Upland Overlay Districts) .
Determine whether a CUP or AUP is required and prepare findings/analysis per § 17.44.040–050 (conditional/admin permit procedures) — see also interpretations procedure § 17.02.030 if use is ambiguous .
Confirm parking requirements (refer to the Upland Parking page and the ordinance references in the use table "Applicable Regulations" column) .
Prepare any design or development plans for design review if required (see Upland Design Review).
Verify conformance with any special standards (noise, outdoor storage, smoke shops, wireless facilities, etc.) that the tables point to (various Part 4 chapters) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Interpretation of a novel use	The tables prohibit uses not listed, but the Director can interpret or treat similar uses as CUP/AUP — inconsistent reading may delay projects	Verify with Development Services Director under § 17.02.030 and confirm appeal rights
Exact numeric setbacks / lot coverage for specific parcels	The use tables reference standards elsewhere; reviewers will require exact numeric development standards (setbacks, lot coverage, height)	Confirm the numeric standards in the Upland Development Standards and Chapter(s) cited for that zone (verify with staff) — not fully listed in the retrieved use-table excerpts
Overlay restrictions	Overlays add or reduce allowable uses/standards and may require additional approvals	Check Table 17.03‑2 and Chapter 17.09 for overlay rules and map application; verify whether the parcel is in an AC/SC/SP overlay
Parcel-specific required ground-floor commercial	C/R‑MU imposes ground-floor commercial on some frontages (10,000 sq ft or 10% min) unless waived by CUP — can materially affect project program and economics	Confirm frontage triggers and whether a CUP waiver is appropriate per § 17.05.020(B)
Parking ratios and design-related requirements	Parking is often determined by use-specific tables or chapters and can drive site area needs	Check the Upland Parking rules and the use table "Applicable Regulations" references; verify with Development Services
ADU specific limitations	ADUs are listed in use tables as permitted in many zones but are governed by Ch. 17.37 and state ADU law	Follow Ch. 17.37 and consult the Upland ADUs and California ADU law pages; verify any parcel or overlay conflicts

Plain-English Summary

Upland's zoning code (Title 17) uses base-zone use tables to say what you can do on a property: if a use is marked P, it's allowed; if it's marked CUP or AUP, you need a conditional or administrative permit; anything not listed is not allowed. Mixed‑use, commercial, industrial, residential, and special-purpose zones each have their own tables and point to chapters with rules for ADUs, live/work, home occupations, parking, and other special uses (§ 17.03–17.08, specific chapters cited in the tables) .

Information Gaps

Exact numeric setbacks, lot coverage, and heights for each zone are not fully visible in the retrieved use-table excerpts; the excerpts reference development standards tables but do not show all numeric values. Verify in the full development-standards tables and Chapter 17.10 (not present in the retrieved snippets).
Complete parking ratios by use are not shown in the retrieved content (see Upland Parking).
Complete conditional-use permit findings and application submittal requirements (Chapter 17.44) were referenced but not included in full in the retrieved materials.
Parcel‑specific overlay applications (e.g., Airport Compatibility details) require consulting the map and Chapter 17.09 (not fully reproduced here).

Source References

Title 17, Zoning Ordinance: Title statement and purposes — § 17.01.010, § 17.01.020
Zones and Zoning Map; Base zones list and Overlay zones table — § 17.03.020, Table 17.03‑1, Table 17.03‑2
Residential permitted uses and Table 17.04‑1 — Chapter 17.04, Table 17.04‑1 (permitted uses; ADU cross-reference Ch. 17.37) § 17.04.010
Mixed‑Use zones permitted uses and standards — § 17.05.020, Table 17.05‑1, and development standards § 17.05.030 (Table 17.05‑2)
Commercial zones permitted uses — Chapter 17.06, Table 17.06‑1 (referenced in excerpts)
Industrial zones permitted uses and GI FAR — Chapter 17.07, Table 17.07‑1, § 17.07.020
Special purpose zones (Table 17.08‑1) and Chapter 17.08 — § 17.08.020
Live/work unit rules — Ch. 17.28 (§ 17.28.040–060)
Procedures for interpretation and referrals — § 17.02.030
Wireless telecommunications permit table reference — § 17.40.040 (example of use-specific permit tables and where they are referenced in the use tables)

Sources

Retrieved passages

Upland Zoning Code (§ 17.05.020.) High relevance
Upland Zoning Code (§ 17.05.020.) Medium relevance
Upland Zoning Code (Title 6) Medium relevance
Upland Zoning Code Medium relevance
Upland Zoning Code (§ 17.08.020.) Medium relevance
Upland Zoning Code Medium relevance
Upland Zoning Code Medium relevance
Upland Zoning Code (§ 17.02.030.) Medium relevance

Cited sections

Official Upland code library

Frequently asked questions

What can I build on an R‑1/R S lot in Upland?

In Upland the single‑family RS zones (for example RS‑20, RS‑15, RS‑10, RS‑7.5) are intended for single‑family dwellings and related accessory uses; the use tables show ADUs are permitted in most RS zones and minor home occupations are allowed with limitations — consult Table 17.04‑1 and Ch. 17.37 for ADU rules (§ 17.04.010, Table 17.04‑1, Ch. 17.37) .

What are Upland's permitted use vs. conditional use rules?

Each base‑zone table uses the key P (permitted), CUP (conditional use permit required), AUP (administrative use permit required), or — (not allowed). Uses not shown in the table are prohibited; similar-but-not-explicit uses may be interpreted by the Development Services Director or handled under the CUP/AUP procedures (§ 17.04–17.08, § 17.02.030) .

Do I need a Conditional Use Permit for a business in a commercial zone?

Check the commercial zone's Table 17.06‑1: many commercial uses are permitted, but certain uses (e.g., smoke shops, large swap meets, structured parking in some contexts) may be listed as CUP. If Table 17.06‑1 shows CUP next to your use, a conditional use permit process applies (§ 17.06, Table 17.06‑1) .

Are ADUs allowed in Upland zones?

ADUs are shown as permitted in many residential and some multi‑family zones per the use tables; the ordinance points ADU specifics to Chapter 17.37 which sets the detailed requirements. Verify ADU-specific limitations in Ch. 17.37 and with Upland's ADU guidance (§ 17.04; Ch. 17.37) .

What does "mixed‑use" mean in Upland and are ground‑floor commercial uses required?

Mixed‑use zones (C/R‑MU, B/R‑MU, C/O‑MU, C/I‑MU) allow combinations of residential, commercial, and office uses per Table 17.05‑1. In the C/R‑MU zone, projects abutting Foothill, Mountain, or Euclid must incorporate ground‑floor commercial uses (minimum 10,000 sq ft or 10% of project floor area) unless the Planning Commission approves a CUP waiver (§ 17.05.020(B)) .

Where are intensity limits like FAR specified?

FAR and parcel/density rules for mixed‑use and industrial zones appear in the ordinance tables and text: for example C/O‑MU has a stated maximum non‑residential FAR 1.5 and C/I‑MU 1.0; GI has a maximum FAR 0.5 — see § 17.05.020–030 and § 17.07.020 and the referenced tables .

How do overlays change permitted uses?

Overlays such as AC, SC, and SP add requirements on top of the base zone (listed in Table 17.03‑2 and described in Chapter 17.09). The overlay may add restrictions, conditions, or required findings; always check the overlay chapter and the zoning map for parcel application (§ 17.03.020) .

If my use isn't listed, what should I do?

The code says unlisted uses are prohibited, but the Development Services Director can interpret whether a proposed use is similar to a listed conditional or administrative use and apply the CUP/AUP procedures accordingly; interpretations are governed by § 17.02.030 and are appealable (§ 17.02.030) .

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