The purpose of the overlay zones is to establish standards and regulations that apply to specified areas of the City in addition to the requirements established by the underlying base zone. Whenever a requirement of an overlay zone conflicts with a requirement of the underlying base zone, the overlay zone requirement shall control. For overlay zones that implement an adopted specific plan, the standards and regulations from each specific plan shall apply.
Additional purposes of each overlay zone:
A. 
Airport Compatibility Overlay Zone. The Airport Compatibility (AC) overlay zone identifies areas in Upland where additional requirements apply pursuant to the Ontario and Cable Airport Land Use Compatibility Plans to ensure the compatibility of land uses and development in the vicinity of the Ontario and Cable Airports.
B. 
Scenic Corridor Overlay Zone. The Scenic Corridor (SC) overlay zone is intended to provide for and promote the orderly growth of Euclid Avenue as a corridor of distinctive scenic, cultural, and historical importance, while protecting, preserving, and enhancing its unique attributes as a valuable resource of the community. Development within the SC overlay zone is intended to feature high quality architectural design that is compatible in scale and character with other developments along the corridor in its vicinity, preserve historic resources, and maintain deep landscaped front yard setbacks that are prominent along the corridor.
C. 
Specific Plan Overlay Zone. The Specific Plan (SP) overlay zone identifies areas in the City that have specific land use designations and development standards. These specific plans include Historic Downtown Upland, the Colonies, College Park, Foothill Walk, Foothill Benson Terrace, Wyeth Cove, Upland Crossing, College Commerce Center, and Park View.
D. 
Transit Overlay Zone. The Transit Overlay zone (TO) is intended to allow for higher density residential development in areas of the City in close proximately to transit centers. The TO is specifically located within the south-west area of the City. The TO is intended to promote lot consolidation and new transit-oriented development as the area is within one-half mile of the Montclair Transit Center.
(Ord. 2001, 9/22/2025)
A. 
Applicability. The AC overlay zone applies to land within the Cable Airport and/or Ontario International Airport influence areas within the City of Upland as identified in the airport land use compatibility plans for each City. The influence areas encompass all lands on which the uses could be negatively affected by present or future aircraft operations at the Cable Airport and/or Ontario International Airport as well as lands on which the uses could negatively affect airport usage.
B. 
Land Use Regulations. All development projects and land use actions proposed within the AC overlay zone that are subject to compatibility review pursuant to the Cable Airport Land Use Compatibility Plan and/or Ontario International Airport Land Use Compatibility Plan shall comply with the compatibility criteria; noise, safety, airspace protection and overflight policies; and review process specified in the applicable plan.
(Ord. 2001, 9/22/2025)
A. 
Applicability. The SC overlay zone includes all lands within 250 feet of the centerline of Euclid Avenue within the City limits. The SC overlay zone may be combined with any base zone.
B. 
Land Use Regulations. Permitted or conditionally permitted uses in the SC overlay zone are the same as the base zone, subject to the requirements of this section.
1. 
Single-Family Dwellings. Notwithstanding any provisions of the underlying zone, single-family dwellings shall be permitted in the SC overlay zone, subject to compliance with the site development standards of the RS-4 single-family residential zone.
2. 
Expansion of Use of Residential Structures. The use, modification, and/or conversion of any single-family residential dwelling and/or its accessory structure(s) for a more intensive use (e.g., multiple-family dwelling, commercial or industrial use, etc.), shall not be permitted except as a conditional use, in accordance with all procedures and requirements for a conditional use permit, and only if the intended use is permitted or conditionally permitted within the underlying zone.
3. 
Expansion of Commercial or Industrial Uses. The use, modification, and/or conversion of any existing commercial or industrial building or structure for a more intensive purpose shall not be permitted except as may otherwise be authorized as a conditional use, in accordance with all procedures and requirements for a conditional use permit.
C. 
Residential Development Standards. Site development standards for residential uses in the SC overlay zone are the same as the base zone, with the following exceptions:
1. 
Sound Attenuation. All dwellings shall be attenuated so as to not exceed a maximum interior sound level of 45 CNEL.
2. 
Conversion of Existing Single-Family Structures for Multiple-family Residential Purposes. Approval of a conditional use permit shall be required for any such conversion, pursuant to Part 5 (Land Use and Development Approval Procedures).
D. 
Non-Residential Development. The following additional standards shall apply for any new nonresidential development in the SC zone; provided, however, that any such additional standards may be waived by the review authority upon findings that such waiver(s) would not be detrimental to the intent and purpose of the SC zone.
1. 
Minimum Lot Width: 90 feet.
2. 
Minimum Lot Depth: 140 feet.
3. 
Maximum Lot Coverage. Not to exceed 50% by all buildings and structures.
4. 
Maximum Building Height. 35 feet.
5. 
Minimum Front Setback. An average of 25 feet, with no portion of any building(s) or structure(s) located closer than 15 feet from the front property line. Such area is to be fully landscaped excepting for walkways.
6. 
Minimum Side Setback for Buildings Not Exceeding 35 Feet in Height:
a. 
Adjacent to Any Residential Zone Boundary. An average of not less than 20 feet, with no portion of any building(s) located closer than 10 feet from the adjoining residential zone boundary.
b. 
Adjacent to Any Non-Residential Zone Boundary. An average of 10 feet, with no portion of any building(s) located closer than five feet from the adjoining nonresidential zoned property line.
7. 
Minimum Side Setback for Buildings Exceeding 35 Feet in Height. Setbacks shall be increased from the basic setback requirements proportional to the proposed increase in building height as determined appropriate by the City to protect light, air, ventilation and solar rights of adjoining properties.
8. 
Use of Side Yards. Side yards may be used for vehicle parking and/or loading purposes provided an average width of not less than five feet adjacent to the side property line is fully landscaped.
9. 
Minimum Rear Yard. Not less than an average of 15 feet, provided no portion of any building(s) shall be located within 10 feet of the rear property line. Such yard may be used for vehicle parking and/or loading purposes.
10. 
Vehicle Access Parking and Loading Requirements. There shall be no direct vehicular access either to or from any commercial, industrial, or multi-family developments onto the main traffic artery in the SC zone. All vehicular access between such developments and the main traffic artery shall be by intersecting streets. Further, notwithstanding the parking requirements of the underlying zone(s), the following parking standards shall apply:
a. 
For Lots of 10,000 Square Feet in Area or Less. One parking space for each 200 square feet of building gross floor area.
b. 
For Lots of More than 10,000 Square Feet in Area. One parking space for each 250 square feet of building gross floor area.
11. 
Sign Regulations. The sign regulations of that zone in which the property is located shall apply, as set forth in Chapter 17.15 (Signs), and including the following:
a. 
The proposed detached sign and placement thereof shall blend harmoniously with the building and its environs and shall enhance the streetscape.
b. 
Off-site signs and/or billboards are prohibited.
E. 
Findings. To approve a conditional or administrative use permit for a proposed project within the SC overlay zone, the review authority shall make all of the following findings, in addition to the findings required by the associated application, as provided in Chapter 17.44 (Permit Review Procedures):
1. 
The architectural design of the proposed structures complements the scenic, cultural, and historical qualities of the site and surrounding areas along Euclid Avenue.
2. 
The proposed project is compatible in design, scale, and architectural character with other developments along Euclid Avenue within its vicinity.
3. 
Landscaping associated with the proposed project complements the scenic qualities of the site and corridor.
(Ord. 2001, 9/22/2025)
Refer to the applicable specific plan document for land use regulations, development standards, and application review procedures associated with that specific plan. The City contains the following specific plan areas:
1. 
The Colonies (SPR-7)
2. 
Upland Hills Country Club (SPR-6)
3. 
Historic Downtown Upland (SPR-16)
4. 
College Park (SPR-9)
5. 
College Commerce Center (SPR-8)
6. 
Harvest at Upland (SPR-12)
7. 
Foothill Benson Terrace (SPR-11)
8. 
Foothill Walk (SPR-10)
9. 
Wyeth Cove (SPR-13)
10. 
Park View (SPR-14)
11. 
Enclave (SPR-15-01)
(Ord. 2001, 9/22/2025)
The following additional standards shall apply for any new residential development in the TO zone.
A. 
Density:
1. 
North of the Pacific Electric Trail: 30 du/ac maximum.
2. 
South of the Pacific Electric Trail: 40 du/ac maximum.
B. 
Minimum Lot Size: To qualify for the maximum density of 40 du/ac, the project site must be a minimum of one acre.
C. 
Setbacks: As provided in Table 17.05-3 Setback and Height Standards for Mixed-Use Zones.
D. 
Open Space: Same as required within the underlying zone, except that Common Open Space may be reduced by 50% in total area for projects exceeding 20 du/ac.
E. 
Building Height: 55 feet.
F. 
Parking for Multi-Family Residential Uses Within the TD Zone:
Table 17.09-1 PARKING REQUIREMENTS FOR MULTI-FAMILY USES IN THE TRANSIT OVERLAY ZONE
Studio and One-Bedroom Units
1 per unit; plus 0.25 guest spaces per unit, uncovered.
2 or More Bedrooms
1.5 spaces per unit; plus 0.25 guest spaces per unit, uncovered.