Residential Single-Family (RS) Zones. The purposes of the Residential Single-Family (RS) zones are to:

RS-20 Residential Single-Family Low. The RS-20 residential single-family low zone is intended as a zone for lots with a minimum area of 20,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings (i.e., 2,000 square feet minimum floor area), ample open space, lush landscaping, and large separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-20 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.

RS-15 Residential Single-Family Low. The RS-15 residential single-family low zone is intended as a zone for lots with a minimum area of 15,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings (i.e., 1,800 square feet minimum floor area), ample open space, lush landscaping, and medium-large separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-15 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.

RS-10 Residential Single-Family Low. The RS-10 residential single-family low zone is intended as a zone for lots with a minimum area of 10,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by larger single-family dwellings (i.e., 1,600 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single- family dwellings and/or permitted accessory buildings. Single-family dwellings are typically set back from the street with large front, side, and rear yard setbacks. The RS-10 zone implements the Single-Family Residential Low (SFR-L) land use designation in the General Plan.

RS-7.5 Residential Single-Family Medium. The RS-7.5 residential single-family medium zone is intended as a zone for lots with a minimum area of 7,500 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by mid-size single-family dwellings (i.e., 1,400 square feet minimum floor area), ample open space, lush landscaping, and medium separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with medium front, side, and rear yard setbacks. The RS-7.5 zone implements the Single-Family Residential Medium (SFR-M) land use designation in the General Plan.

RS-4 Residential Single-Family Medium. The RS-4 residential single-family medium zone is intended as a zone for lots with a minimum area of 4,000 square feet, with not more than one single-family dwelling and its customary accessory buildings upon any one lot. These lots are characterized by mid-and small-size single-family dwellings (i.e., 1,000 square feet minimum floor area), ample open space and landscaping, and smaller separations between single-family dwellings and/or permitted accessory buildings. Single-family dwellings are typically closer to the street, with smaller front, side, and rear yard setbacks. The RS-4 zone implements the Single-Family Residential Medium (SFR-M) land use designation in the General Plan.

RS-MH Single-Family Mobile Home. The RS-MH residential single-family mobile home zone is intended as a zone for the location of mobile homes in a mobile home park with a minimum gross site area of 10 acres and a minimum of 4,400 square feet of gross land area for each mobile home. These lots are characterized by exterior setbacks adjacent to neighboring uses, with mobile or "manufactured" single-family homes located on smaller lots within a larger mobile home park. Common amenities and structures may be located within the mobile home park. The RS-MH zone implements the Mobile Home (MH) land use designation in the General Plan.

Residential Multi-Family (RM) Zones. The purposes of the residential multi-family (RM) zones are to:

Additional purposes of each Residential Multi-Family Zone:

RM-10 Residential Multi-Family Low. The RM-10 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 10 units per net acre exclusive of City and State density bonuses. Housing types include two-to three-story single-unit housing, duplexes, triplexes and townhomes. These lots are typically characterized by shared open space with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-10 zone implements the Multi-Family Residential Low (MFR-L) land use designation in the General Plan.

RM-20 Residential Multi-Family Low. The RM-20 residential multi-family low zone is intended to provide areas for a variety of low-density multi-family residential developments at densities up to 20 units per net acre exclusive of City and State density bonuses. Housing types include two-to three-story single-unit housing, duplexes, triplexes, townhomes and courtyard housing. These lots are typically characterized by shared open spaces with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-20 zone implements the Multi-Family Residential Low (MFR-L) land use designation in the General Plan.

RM-30 Residential Multi-Family Medium. The RM-30 residential multi-family medium zone is intended to provide areas for a variety of medium-density multi-family residential developments at densities up to 30 units per net acre exclusive of City and State density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping; medium front, side, and rear yards; and shared driveways and parking. The RM-30 zone implements the Multi-Family Residential Medium (MFR-M) land use designation in the General Plan.

RM-40 Residential Multi-Family High. The RM-40 residential multi-family high zone is intended to provide areas for a variety of high-density multi-family residential developments at densities up to 40 units per net acre exclusive of City and State density bonuses. Housing types include three-to four-story multi-family housing projects, duplexes and triplexes. These lots are typically characterized by shared open spaces with lush landscaping; reduced front, side, and rear yards; and shared driveways and parking. The RM-40 zone implements the Multi-Family Residential High (MFR-H) land use designation in the General Plan.

Parcel Size, Density, and Lot Coverage. Table 17-04-2 (Parcel Size, Density, and Lot Coverage for Residential Zones) identifies the parcel size, density, and lot coverage standards that apply in residential zones.

Structure Setbacks and Height. Table 17.04-3 (Setback and Height Standards for Residential Zones) identifies structure setback and height standards that apply in residential zones.

Separation Between Buildings in Multi-Family Residential Zones. Residential buildings shall be separated by a minimum of fifteen feet. The distance shall be increased by five feet for every story exceeding three.

Single-family Residential Zones. All required front and street-side setback areas shall be landscaped, except for those areas occupied by driveways providing access to garages and by walkways providing access to a residence. No more than 40% of a front or side yard shall be dedicated to driveways, walkways or hardscape.

Multi-Family Residential Zones. These provisions apply to new or remodeled multi-family projects (50% or more of building area remodeled).

Mixed-Use Zones. The purposes of the Mixed-Use zones are to:

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.

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.

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.

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.

Permitted Land Uses. Table 17.05-1 (Permitted Land Uses in the Mixed-Use Zones) identifies land uses permitted in the mixed-use zones. Use classifications not listed in the table are prohibited. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are in separate chapters, as indicated.

Live-Work. Live-work uses shall comply with the following conditions:

Parcel Size and Density. Table 17.05-2 (Parcel Size, Residential Density, and Intensity Standards for Mixed Use Zones) identifies the parcel size, residential density, and intensity standards that apply in mixed-use zones.

Structure Setbacks and Height. Table 17.05-3 (Setback and Height Standards for Mixed-Use Zones) identifies structure setback and height standards that apply in mixed-use zones.

Landscape and Irrigation Plans. Landscape and irrigation plans shall be prepared in accordance with Chapter 17.12 (Landscaping).

Outdoor Living Space. Residential developments shall meet total square footage of open space required below.

Horizontal Mixed-Use Development. Individual components of horizontally mixed-use developments (i.e., residential, industrial, commercial, etc.) should refer to the design guidelines for each respective land use category contained in Sections 17.04.050 (Residential Design Guidelines), 17.06.040 (Commercial Design Guidelines), and 17.07.050 (Industrial Design Guidelines) of the Zoning Ordinance. In addition, the following design guidelines should apply to all new development that proposes a mixture of residential and non-residential land uses that are adjacent to each other on the same parcel, in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.

Vertical Mixed-Use Development. The following design guidelines apply to all new development that proposes a mixture of residential and non-residential land uses that implement a vertically mixed-use typology, such as multi-family residential or office uses above a retail use. These guidelines are in addition to other applicable design guidelines found in other sections of the Zoning Ordinance.

Commercial Zones. The purposes of the Commercial zones are to:

Neighborhood Commercial (NC). The NC zone is intended to provide for small-scale retail and service uses that meet the daily needs of nearby residents and workers. Standards for the NC zone are in-tended to reduce the need to drive by providing everyday goods and services close to where people live and work, and by allowing for centers of neighborhood activity that support small businesses. Development within this zone should maximize human-scaled elements while providing a sensitive transition between these uses and neighboring residential areas. Permitted uses within the NC zone include supermarkets, drug stores, small restaurants, laundromats, dry cleaners, and a variety of smaller shops. The maximum permitted FAR is 0.5. The NC zone implements the Neighborhood Commercial (NC) land use designation in the General Plan.

Highway Commercial (HC). The HC zone is intended to provide for a full range of retail, service, and office uses to serve the daily and occasional needs of residents, workers, and visitors. The HC zone is applied only along major corridors to ensure that a diversity of commercial uses is available within convenient locations. Permitted uses include general retail, personal services, professional offices, restaurants, gas and service stations, hotels and motels, and other similar commercial uses. Single-family homes are not permitted in the HC zone. The maximum permitted FAR is 0.5. The HC zone implements the Highway Commercial (HC) land use designation in the General Plan.

Regional Commercial (RC). The RC zone is intended for the development of regional shopping centers and accompanying uses that are visible from a regional standpoint, such as near freeways and major arterials. The RC zone is applied in the southern end of the City along Mountain Avenue and 7th Street near the entrance to I-10. Permitted uses include department stores, home furnishings and appliance stores, apparel stores, specialty retail stores, and restaurants. Development within this zone should address the freeway as well as arterial roadways through attractive building façades in order to establish an attractive gateway into the City. The maximum permitted FAR is 0.5. The RC zone implements the Regional Commercial (RC) land use designation in the General Plan.

Office/Professional (OP). While office uses are supported in all commercial designations, the OP zone is intended to provide for areas to be used predominantly for professional and administrative offices, supporting retail, and related uses. This zone is found predominantly around San Antonio Hospital to allow for medical-related office uses compatible with the hospital and nearby residential areas. Mixed office and commercial uses are supported as well. The maximum permitted FAR is 0.5. The OP zone implements the Office/Professional (OP) land use designation in the General Plan.

Permitted Uses. Table 17.06-1 (Permitted Land Uses in the Commercial Zones) identifies land uses permitted in the commercial zones. The "Applicable Regulations" column notes additional regulations that apply to specific land uses in some or all districts. The majority of the applicable regulations are in Part 4 (Special Land Use Regulations), though some additional regulations are located in separate chapters, as indicated.