Upland Moves Forward with New ADU Bonus Program

The City of Upland is moving forward with a new Accessory Dwelling Unit (ADU) Bonus Program intended to expand housing options while placing specific requirements on where and how additional units may be constructed.

The proposal, formally known as Zoning Code Amendment No. 25-0007, was presented to the City Council on August 10, 2026, by the Development Services Department and Planning Division. The program implements Program 23 of the City’s Housing Element and would add a new Section 17.37.110 to the Upland Municipal Code.

What Is the ADU Bonus Program?

Under the proposed program, qualifying residential properties would be allowed to construct one additional ADU or Junior ADU (JADU) beyond what is otherwise permitted.

The additional unit could be:

• An attached ADU

• A detached ADU

• A Junior Accessory Dwelling Unit

The program is designed in part to address state requirements related to expanding housing choices throughout Upland and is being funded through the Southern California Association of Governments' REAP 2.0 Program. The proposal was previously reviewed during a Planning Commission workshop on April 22, 2026, followed by a Planning Commission hearing on June 17, 2026.

Which Properties Would Qualify?

The program would not apply to every residential property in Upland.

Eligibility would be limited to properties that:

• Are located in the RS-10, RS-15 or RS-20 residential zones

• Contain more than 15,000 square feet of lot area

According to the City’s presentation, approximately 1,940 properties in Upland could potentially qualify. The eligibility map presented to the City Council shows that many of these properties are concentrated in the central and northern portions of the city.

Affordable Housing Requirement

One of the most significant provisions of the program is that a bonus ADU would be subject to an affordability requirement.

The additional ADU would have to be deed restricted for 10 years as affordable housing for lower-income households, with eligibility based on households earning up to 80% of Area Median Income (AMI).

This means the program is not simply allowing another unrestricted rental unit. Property owners choosing to take advantage of the additional development opportunity would also be accepting a temporary affordability requirement.

Development Standards

Bonus ADUs would continue to be subject to existing City ADU regulations along with several additional standards.

Under the proposal:

• The bonus ADU could be no larger than 800 square feet

• At least one off-street parking space would be required

• The unit would have to be located in the rear yard or behind the front plane of the primary residence

• There must be at least seven feet of separation between the primary residence and the bonus ADU

• Existing ADU development standards would continue to apply

• Lot coverage requirements could potentially be waived following a determination by the Development Services Director

These requirements are intended to provide additional housing opportunities while maintaining development standards for qualifying residential properties.

Why Is the City Considering the Program?

The ADU Bonus Program is part of the City’s implementation of its adopted Housing Element and its obligations to provide additional housing opportunities.

Rather than applying additional development rights uniformly to every residential property, this program focuses on larger residential lots of more than 15,000 square feet within specific zoning classifications.

The City also plans to develop website materials to explain and advertise the program to potentially eligible homeowners.

City Council Action

The recommended action presented to the City Council was to introduce an ordinance approving Zoning Code Amendment No. 25-0007 and amending Chapter 17.37 of the Upland Municipal Code to establish the ADU Bonus Program.

The Council was also asked to determine that the ordinance is statutorily exempt from the California Environmental Quality Act under Public Resources Code Section 21080.17.

What This Means for Upland Residents

For most Upland homeowners, this program would have no direct effect because eligibility is limited to larger lots within the RS-10, RS-15 and RS-20 zones.

For approximately 1,940 potentially qualifying properties, however, the program could provide an additional option for creating housing for family members or tenants, provided the property owner complies with the affordability, parking, location, size and other requirements established by the ordinance.

As with any significant land-use policy, it is important that residents understand both what the program allows and what limitations remain in place. The goal should be to meet the City’s housing obligations while preserving transparency, neighborhood compatibility and clear development standards for Upland residents.

Disclaimer: The Upland Update is an independent community resource and is not affiliated with the City of Upland. This is my personal initiative to keep residents and businesses informed about key issues, city developments, and community events that impact our daily lives. My goal is to ensure you have clear, transparent, and timely information to stay engaged and involved in shaping Upland’s future.

James Breitling

(909) 342-2523

info@theuplandupdate.com

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