Upland — Overlay Districts

Last reviewed: July 2, 2026

Overview

Overlay districts in Upland are supplemental zoning layers that apply additional rules on top of the underlying base zones. The Zoning Ordinance identifies the overlay symbols AC, SC, SP, and TO and explains that an overlay's rule controls where it conflicts with the base zone (§ 17.09.010; Table 17.03‑2) . Use the official Zoning Map to determine whether a parcel is inside an overlay and then apply the overlay rules in addition to the base‑zone standards in the city's Upland Zoning code and Upland Development Standards (§ 17.03.020; § 17.09.010) .

Important first reads for applicants: the overlay purpose and rules in Chapter 17.09 (Overlay Zones) and the map in Table 17.03‑2 (Overlay Zones) (§ 17.09.010; Table 17.03‑2) .

How to read this page

• Links in the text point to Upland pages you will likely need (for example, parking, design review, and ADUs).
• Every local requirement below is grounded in the Upland Zoning Ordinance; the controlling section (§) is cited after each point.

Overlay‑by‑overlay (district‑by‑district)

Airport Compatibility Overlay — AC

• Purpose: The AC overlay identifies land within the Cable Airport and/or Ontario International Airport influence areas where additional compatibility requirements apply (§ 17.09.020) .
• Typical effect / permitted uses: Uses are governed primarily by the underlying base zone, but all projects within the AC that are subject to compatibility review must comply with the applicable airport land‑use compatibility plan's noise, safety, airspace protection and overflight criteria; the overlay does not list its own permitted uses beyond requiring that compatibility criteria be met (§ 17.09.020) .
• Key dimensional/operational standards to expect: The ordinance defers to the Cable Airport and Ontario International Airport Land Use Compatibility Plans for detailed restrictions (noise contours, allowable uses, avigation easements, height limits, safety zones) (§ 17.09.020; § 17.01.040–050) .
• Where it applies: Parcels shown on the Zoning Map and identified by the airport influence areas; verify by consulting the Development Services Department and the Zoning Map (§ 17.03.020; § 17.09.020) .

Practical note: For parcels inside AC you must prepare compatibility documentation (noise/safety/airspace) and expect airport agency review; the code explicitly ties the overlay to those outside airport plans (§ 17.09.020) .

Scenic Corridor Overlay — SC

• Purpose: The SC overlay protects Euclid Avenue’s scenic, cultural and historic qualities and requires higher‑quality design and deeper landscaped front setbacks along that corridor (§ 17.09.030) .
• Where it applies: The SC includes all lands within 250 feet of the Euclid Avenue centerline (§ 17.09.030) .
• Typical permitted uses: Uses are the same as the underlying base zone, but with additional restrictions: single‑family dwellings remain permitted (subject to RS‑4 development standards), conversions to more intensive uses (e.g., single‑family → multi‑family or commercial) require a Conditional Use Permit, and expansions for commercial/industrial uses that intensify use also require conditional approval (§ 17.09.030) .
• Key dimensional/design standards and operational rules:
  • Sound attenuation: dwellings must achieve a maximum interior noise level of 45 CNEL (§ 17.09.030.C.1) .
  • Vehicle access: commercial, industrial, and multi‑family developments may not have direct vehicular driveway access onto the main traffic artery on the corridor; access must be from intersecting streets (vehicle access and parking standards described in the SC subsection) (§ 17.09.030, vehicle access and parking rules) .
  • Parking: SC modifies parking standards for developments on lots along Euclid Avenue (for lots ≤ 10,000 sq ft: 1 space per 200 sq ft of building GFA; for lots > 10,000 sq ft: 1 space per 250 sq ft) — these are applied notwithstanding underlying zone parking requirements (§ 17.09.030; sign and parking subsections) .
  • Signage: Off‑site signs/billboards are prohibited and sign design must be harmonious with the streetscape; refer to Chapter 17.15 (Signs) for the base rules plus SC additions (§ 17.09.030) .
  • Review findings: Approvals (CUP or administrative permits) in SC require findings that design, scale, landscaping, and compatibility preserve the corridor character (§ 17.09.030.E.1–3) .
• Where to get the detailed standards: The SC text sets the overlay rules and references other tables (setbacks/height) and chapters for specifics; consult the Zoning Map and § 17.09.030 for the corridor boundary and required findings (§ 17.09.030) .

Practical note: Projects on Euclid Avenue should budget for design review (see Upland Design Review) and heightened landscaping and sign coordination with historic‑preservation considerations (Upland Historic Preservation).

Specific Plan Overlay — SP

• Purpose: The SP overlay identifies areas covered by adopted specific plans; it supplies plan‑level land uses and standards that supersede or supplement the underlying zone (§ 17.09.040) .
• Where it applies: The code lists specific plan areas by name and plan reference: The Colonies (SPR‑7); Upland Hills Country Club (SPR‑6); Historic Downtown Upland (SPR‑16); College Park (SPR‑9); College Commerce Center (SPR‑8); Harvest at Upland (SPR‑12); Foothill Benson Terrace (SPR‑11); Foothill Walk (SPR‑10); Wyeth Cove (SPR‑13); Park View (SPR‑14); and Enclave (SPR‑15‑01) (§ 17.09.040) .
• Typical permitted uses and standards: The Zoning Ordinance directs applicants to each specific plan document for land‑use regulations, development standards, and review procedures — the ordinance does not replicate those detailed standards within § 17.09.040 (§ 17.09.040) .
• Practical consequence: You must fetch and apply the individual specific plan document for the property in question (verify with Development Services and the applicable SPR number) (§ 17.09.040; § 17.03.020) .

Note: Specific plan content (exact allowed uses, setbacks, parking, design standards) is not included verbatim in the chapter; consult the specific plan PDF for binding requirements. Not found in retrieved materials: the full text of each specific plan — the ordinance points to those separate documents (§ 17.09.040) .

Transit Overlay — TO

• Purpose: The TO overlay promotes higher‑density, transit‑oriented residential development near transit centers and is intended to encourage lot consolidation and new housing in proximity to the Montclair Transit Center and the Pacific Electric Trail (§ 17.09.010; § 17.09.050) .
• Key numeric standards:
  • Density: 30 du/ac maximum north of the Pacific Electric Trail; 40 du/ac maximum south of the Pacific Electric Trail (§ 17.09.050.A.1–2) .
  • Minimum lot size for highest density: to qualify for 40 du/ac the project site must be at least one acre (§ 17.09.050.B) .
  • Building height: 55 feet maximum in the TO (§ 17.09.050.E) .
  • Setbacks: Use Table 17.05‑3 for mixed‑use setback/height standards; TO refers applicants to that table for specific setback requirements (§ 17.09.050.C) .
  • Open space: Underlying zone open space requirements generally apply, but Common Open Space may be reduced by 50% for projects exceeding 20 du/ac (§ 17.09.050.D) .
  • Parking (multi‑family in TO): studio/1‑bedroom = 1 space per unit + 0.25 guest spaces per unit (uncovered); 2+ bedrooms = 1.5 spaces per unit + 0.25 guest spaces per unit (uncovered) (Table 17.09‑1) (§ 17.09.050.F; Table 17.09‑1) .
• Where it applies: The area identified on the Zoning Map as TO — typically in the southwest area near transit centers and within one‑half mile of the Montclair Transit Center — check the Zoning Map and project parcel location (§ 17.09.010; § 17.09.050) .

Practical note: Transit‑overlay projects will need to reconcile the overlay’s density and open‑space relaxations with base‑zone development standards, parking rules (Upland Parking), and design review obligations (Upland Design Review).

Decision‑relevant standards at a glance

Checklist — what an applicant must do for a parcel in an overlay

• Verify overlay(s) on the parcel via the official Zoning Map and Table 17.03‑2 (§ 17.03.020) .
• Read the overlay text in Chapter 17.09 that corresponds to the parcel: § 17.09.020 (AC), § 17.09.030 (SC), § 17.09.040 (SP), § 17.09.050 (TO) and gather applicable specific plan documents if SP applies (§ 17.09.010–050) .
• For AC parcels, obtain airport compatibility analyses and any approvals required by the Cable Airport or Ontario International Airport plans (§ 17.09.020) .
• For SC parcels, show compliance with design findings, 45 CNEL interior criteria, parking and access limitations, and sign standards; prepare design materials for design review and consult historic preservation if relevant (§ 17.09.030) .
• For TO projects, show density calculations, site size (≥ 1 acre for 40 du/ac), building height (≤ 55 ft), open space calculations and parking per Table 17.09‑1; coordinate with parking standards (§ 17.09.050) .
• Confirm base‑zone setbacks and dimensional standards in the applicable base zone tables (see Upland Development Standards) and resolve any conflicts using overlay rules (§ 17.09.010) .
• Submit required materials and expect discretionary review routes listed in Table 17.43‑1 (Review and Decision‑Making Authority) — CUPs, administrative permits or development plan review as applicable (§ 17.43.020) .
• Confirm whether accessory dwelling units (ADUs) are affected by overlay rules and then follow the ADU policy (Upland ADUs) and state ADU law where applicable (§ 17.09.010; verify with jurisdiction) .

Risks & Ambiguities

Plain‑English Summary

If your lot is mapped in one of Upland’s overlays — AC, SC, SP, or TO — you must follow the overlay rules in Chapter 17.09 in addition to the base‑zone rules. Overlays can change allowable intensity (the TO allows higher densities near transit), require special studies or findings (the AC requires airport compatibility review; the SC requires design and noise findings), or replace the code with a specific plan (the SP areas). Always check the Zoning Map and the specific overlay section: § 17.09.020, § 17.09.030, § 17.09.040, and § 17.09.050 before you design or file (§ 17.03.020; § 17.09.010) .

Source References

• Title 17, Chapter 17.09 (Overlay Zones) — § 17.09.010 (Purpose of Overlay Zones) and the individual overlay sections (§ 17.09.020 AC; § 17.09.030 SC; § 17.09.040 SP; § 17.09.050 TO) .
• Table 17.03‑2 (Overlay Zones) and Chapter 17.03 (Zones and Zoning Map) — how overlays are shown on the Zoning Map (§ 17.03.020) .
• Transit Overlay details and Table 17.09‑1 (parking for multi‑family in TO) — § 17.09.050 and Table 17.09‑1 (§ 17.09.050) .
• Scenic Corridor vehicle access, parking, signage, and required design findings — § 17.09.030 and supporting passages in the SC subsection (§ 17.09.030) .
• Relationship to airport land use compatibility plans — § 17.01.040 and § 17.01.050 referencing Cable Airport and Ontario International Airport compatibility plans (§ 17.01.040–050) .
• Review and decision authority (what permits go where) — Table 17.43‑1 and § 17.43.020 (Review and Decision‑Making Authority) .

Retrieved passages

• Upland Zoning Code (§ 17.09.020.) High relevance show source text
• Upland Zoning Code (§ 17.08.040.) High relevance show source text
• Upland Zoning Code (§ 17.01.030.) High relevance show source text
• Upland Zoning Code (§ 17.08.040.) High relevance show source text
• Upland Zoning Code (§ 17.09.040.) High relevance show source text
• Upland Zoning Code (Chapter 17.04.) High relevance show source text
• Upland Zoning Code (§ 17.09.040.) Medium relevance show source text
• Upland Zoning Code (Chapter 17.04.) Medium relevance show source text

Cited sections

• Title 17, Chapter **17.09** (Overlay Zones) — § **17.09.010** (Purpose of Overlay Zones) and the individual overlay sections (§ **17.09.020** AC; § **17.09.030** SC; § **17.09.040** SP; § **17.09.050** TO) fileciteturn0file1turn0file0turn0file4turn0file5. (Title 17)
• Table **17.03‑2** (Overlay Zones) and Chapter **17.03** (Zones and Zoning Map) — how overlays are shown on the Zoning Map (§ 17.03.020) fileciteturn0file5turn0file11. (§ 17.03.020)
• Transit Overlay details and Table **17.09‑1** (parking for multi‑family in TO) — § **17.09.050** and Table 17.09‑1 (§ 17.09.050) . (§ 17.09.050)
• Scenic Corridor vehicle access, parking, signage, and required design findings — § **17.09.030** and supporting passages in the SC subsection (§ 17.09.030) . (§ 17.09.030)
• Relationship to airport land use compatibility plans — § **17.01.040** and § **17.01.050** referencing Cable Airport and Ontario International Airport compatibility plans (§ 17.01.040–050) . (§ 17.01.040)
• Review and decision authority (what permits go where) — Table **17.43‑1** and § **17.43.020** (Review and Decision‑Making Authority) .
• Upland_ZoningCode.md

• Official Upland code library