A.
Mixed-Use Zones. The purposes of the Mixed-Use zones are to:
1.
Foster developments that provide a mix of related land uses close to one another, either within a single building, on the same parcel, or on adjacent parcels, in order to reduce reliance on the automobile, create pedestrian-oriented environments, and support social interaction by allowing residents to work or shop within walking distance to where they live;
2.
Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;
3.
Establish design standards that improve the visual quality of development and create unified, distinctive, and attractive mixed-use corridors and centers;
4.
Provide appropriate buffers and transition standards between commercial, industrial and residential uses to preserve non-residential and mixed-use feasibility and residential quality; and
5.
Provide incentives for mixed-use (horizontal and vertical) development along main corridors and nodes to promote varied uses within a pedestrian-oriented environment.
Additional purposes of each Mixed-Use zone:
B.
Commercial/Residential Mixed-Use (C/R-MU). The C/R-MU zone is intended to support the development of compact, walkable, and pedestrian-oriented districts with a combination of retail, local-serving commercial and medium-density multi-family residential developments. The preference for land uses consist of integrated, vertical mixed uses that facilitate an active street front by bringing buildings and building entrances to the street edge and providing pedestrian-friendly sidewalks, trees, landscaping and public plazas. The maximum permitted non-residential FAR is 1.0 with a maximum permitted residential density of 20 dwelling units per net acre, exclusive of City and State density bonuses. This zone will provide opportunities for a mix of medium-to large-scale integrated mixed-use developments while ensuring a sensitive scaled transition to adjacent buildings and uses. The C/R-MU zone implements the Commercial/Residential Mixed-Use (C/R-MU) land use designation in the General Plan.
C.
Business/Residential Mixed-Use (B/R-MU). The B/R-MU zone is intended for areas in which business and/or light industrial uses are compatible with multi-family, single-family, or live/work units. The B/R-MU zone provides an environment where residents can enjoy the convenience of living and working on the same site or in close proximity. The preference for land uses consist of integrated (i.e., horizontal) mixed uses that are well designed, create an attractive street front, and provide adequate buffering and transitions between residential and non-residential land uses. Supported uses include light manufacturing, assembly, processing, office, and multi-family and single-family residential uses. The maximum permitted non-residential FAR is 0.5 with a maximum permitted residential density of 30 dwelling units per net acre, exclusive of City and State density bonuses. This zone will provide opportunities for preservation of small-to medium-scale development and an authentic mix of building typologies and uses. The B/R-MU zone implements the Business/Residential Mixed-Use (B/R-MU) land use designation in the General Plan.
D.
Commercial/Office Mixed-Use (C/O-MU). The C/O-MU zone is intended to accommodate multiple story office buildings along Foothill Boulevard near San Antonio Hospital and along Mountain Avenue near the I-10 Freeway to support regional employment opportunities. This zone is intended to facilitate the transformation of underutilized and auto-oriented sections of boulevards into vibrant, attractive, and pedestrian-friendly mixed-use employment centers that step down in height and mass to adjacent residential neighborhoods. The preference for land uses consist of vertical mixed-use developments. Allowable ground floor uses include local-serving retail uses, service oriented commercial uses, and some small-scale office uses that generate customer traffic. Office uses are the predominant use above the first floor. The maximum permitted non-residential FAR is 1.5, exclusive of City and State density bonuses. The C/O-MU zone implements the Commercial/Office Mixed-Use (C/O-MU) land use designation in the General Plan.
E.
Commercial/Industrial Mixed-Use (C/I-MU). The C/I-MU zone is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents of the community. It is also intended to encourage development of businesses in the City and maximize the potential for job generation. This zone is situated at an important gateway into the City at the west end of Foothill Boulevard and along portions of Central and Benson avenues. Development in this zone is expected to be of high quality design and address the street front with attractive building facades and pedestrian-friendly sidewalks, trees, and landscaping to facilitate the transformation of this area into an attractive and welcoming gateway into Upland. Uses supported under this category include commercial and industrial, as well as limited residential in the form of live/work developments, subject to a conditional use permit process. The maximum permitted non-residential FAR is 1.0, exclusive of City and State density bonuses. The C/I-MU zone implements the Commercial/Industrial Mixed-Use (C/I-MU) land use designation in the General Plan.
(Ord. 2001, 9/22/2025)