[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6507018,"mediaKeyId","5459539-8478ba0c8efa76318573e8ef2ce4a73e","parentId",5459539,"title","Commission approves parcel map and McDonald’s at Mountain Green Shopping Center","audioSeconds",1577,"startMs",863000,"endMs",2440000,"viewUrl","/Search/View?dp=1&key=5459539-8478ba0c8efa76318573e8ef2ce4a73e&start=863&end=2440","thumbnailUrl","https://assets.pipeline.soar.com/5459539-8478ba0c8efa76318573e8ef2ce4a73e/thumbnail_863000.jpg","articleUrl","/articles/6507018/Upland/San-Bernardino-County/California/Commission-approves-parcel-map-and-McDonalds-at-Mountain-Green-Shopping-Center","mediaUrl","https://secure.pipeline.soar.com/6507018-f4adee47a4daefcd48ff57e6b4f3a75a/orig.mp4?Expires=1771123008&Signature=PZtkuSi-SlNAMiLwp3H8xm~oagQrZNT6C5~UoiSGBe~CWagm61gj0HbeV7jyV9jqhzgm7W9mwoEBuPKXliWkxuDW6jJojjlod~x4Bz8tvIrp7TUm4k5n9nI-00sdC3vUbkHBdr3SQfN~mz49qOlKM6xKploA0sAKxI9CoSUN47z7E~Rd2YKwoPygPol517nMRpgjLZGAtgflVUb~LeJCYqJORXKHtHU7ZvWRv6GvV0jcqniqMAKLQQ6UfaV7mMP~rv4lVhpErz33RpdIha0gzxm0lOZ7cV3OSGkwmPDSBClE0Z-7eDGCT1ELv79n19l3sdPTYcW9t-2BiI5qrn7hPw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Upland","date","2025-07-23T00:00:00Z","article","The Upland Planning Commission approved a tentative parcel map and permits to subdivide a 6.8‑acre portion of the Mountain Green Shopping Center to accommodate two new drive‑through restaurants, including a proposed 4,270‑square‑foot McDonald’s.

Planning staff said the project would split the site into three parcels: Parcel 1 (5.34 acres) to contain the existing Orland’s Furniture building with no modifications, Parcel 2 (0.80 acres) reserved for a future tenant, and Parcel 3 (0.75 acres) to host the new McDonald’s. Staff described restriping, enhanced landscaping with about 20% landscape coverage, EV charging and ADA parking additions and noted the McDonald’s building height would be about 22 feet.

Staff and the applicant said the center will lose roughly 100 parking spaces because of the new construction, leaving the center with about 844 spaces overall. RK Engineering prepared a parking analysis using 42 hours of observations and concluded weekday peak occupancy at the center was about 40% and weekend about 50%. Staff said modeling scenarios showed the center would retain a surplus of spaces even at theoretical full occupancy under the study’s assumptions.

Applicant representative Brian Martini thanked staff for assistance and said the owner plans drought‑tolerant landscaping and believes the new tenants will bring activity and jobs to the center. Scott Wilkinson, area construction manager for McDonald’s, said the company is requesting 24‑hour drive‑through operation; he said dining areas are typically locked around midnight but that drive‑through hours would be 24 hours initially.

Police and staff reviewed hours and required security measures. Staff confirmed that the project will include cameras and that the regional commercial zoning does not set business hours for the site. Commissioners asked about queuing and access near an existing Chick‑fil‑A; staff and the applicant said the design routes queuing off the main drive aisle so stacking should not block Mountain Avenue.

The commission adopted the resolutions and found the project categorically exempt under CEQA (Article 19, §§15315, 15303 and 15332). The motions passed on a 7‑0 vote. The commission noted a 10‑day appeal period. The applicant accepted the conditions of approval at the hearing.","mediaType","Video","parentTitle","City of Upland - Planning Commission - Jul 23, 2025","oneSentenceSummary","The Upland Planning Commission approved a tentative parcel map and permits to subdivide a 6.8‑acre parcel at Mountain Green Shopping Center and permit two new drive‑through restaurants, including a 4,270‑square‑foot McDonald’s with a proposed 24‑hour drive‑through.","taxTitle","Upland, San Bernardino County, California","taxId",4300,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6507023,"Planning Commission approves drive‑through Starbucks at 2430 Arrow Route",377,432000,809000,"/Search/View?dp=1&key=5459539-8478ba0c8efa76318573e8ef2ce4a73e&start=432&end=809","https://assets.pipeline.soar.com/5459539-8478ba0c8efa76318573e8ef2ce4a73e/thumbnail_432000.jpg","/articles/6507023/Upland/San-Bernardino-County/California/Planning-Commission-approves-drivethrough-Starbucks-at-2430-Arrow-Route","https://secure.pipeline.soar.com/6507023-b7611e542057e25d1b7bbae5c1ef825a/orig.mp4?Expires=1771123008&Signature=Dus6rLTmReJclk5u5LLMv2XGubF1RECjsfXovwWWcfB~zl6iY67QVBPVL1FOr~vugU2JSeoLqoOJ64zGM3wEezwdRNYFM8oOXek86Y4SIIMHIsYCg0t68HpBnNmv~vCp4mS-w-sCkqSZtrBghlC6iDmanjqBiZUwD0xqIThKUmbfafPmaKOSOXfLXnBvx0MGkTtZCWSNGEJr7a9M7wWaziR0b6kqYZ~HpWKWbb0R56itBbVLcCcD7dF-hTZL3h4aqMT6~TGyXKJyyIrSp86WGMMAIrkjCjIqCB~VYhb2Mh1E2U3JmfL6yDGVnpWsyzfGxglqxVltex8FvmGVdNITvg__&Key-Pair-Id=KUT5TJCACFTXG","The Upland Planning Commission voted unanimously to approve a 2,434‑square‑foot Starbucks with a drive‑through at 2430 Arrow Route, adopting findings that the project is exempt from the California Environmental Quality Act.

Staff planner Andrew Arellano introduced Development Plan Review DPR205‑7 and Conditional Use Permit CUP205‑4 for the vacant outparcel at College Park Retail Center, saying the project is “categorically exempt through CEQA section 15303.” Arellano said surrounding uses include residential, restaurants and commercial properties and described the site plan, landscaping and Spanish‑style architecture proposed for the one‑building project.

Arellano told commissioners the site requires 24 parking spaces and the project will provide 32 spaces. He said the applicant counted queuing within the drive‑through toward parking and that the traffic study by RK Engineering concluded the project would not create a significant traffic impact.

Jordan Reynolds, business operations manager for College Park Retail Center LP, said the center and nearby residents would welcome a coffee shop and noted other recent investments on the property. “We have the zoning and the use for the fast food restaurant. The CUP is required for the drive‑thru component,” Reynolds said.

After no public speakers and no substantive commissioner questions, a commissioner moved to adopt the resolution approving the project and to find it exempt from CEQA under Section 15303; a second followed. The commission recorded the action as approved with seven affirmative votes. Staff confirmed a 10‑day appeal period and asked whether the applicant accepted the conditions of approval; the applicant said yes.

The commission’s approval includes the conditions contained in the resolution passed at the hearing. The project will return only if an appeal is filed or if the applicant requests modifications that require further review.","The Upland Planning Commission approved a 2,434‑square‑foot Starbucks drive‑through at 2430 Arrow Route, finding the project exempt from CEQA under state categorical exemptions and adopting conditions of approval; a 10‑day appeal period applies.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6507012,"Planning Commission reviews housing‑element rezoning program tied to state RHNA; public comment criticizes mandates",2382,220000,2602000,"/Search/View?dp=1&key=5459539-8478ba0c8efa76318573e8ef2ce4a73e&start=220&end=2602","https://assets.pipeline.soar.com/5459539-8478ba0c8efa76318573e8ef2ce4a73e/thumbnail_220000.jpg","/articles/6507012/Upland/San-Bernardino-County/California/Planning-Commission-reviews-housingelement-rezoning-program-tied-to-state-RHNA-public-comment-criticizes-mandates","https://secure.pipeline.soar.com/6507012-be9b9e960a190b064ddd17c28b47d414/orig.mp4?Expires=1771123008&Signature=khgtTD7dVREXzpRzMot7WP8ZFoC357ouzURAYmzHJqcaXXj0RF8AxRbjRdr6tpzo22-NyMv7aehIYCS22~YrrQOYrB4dhXNVRONUmIW4wn8oyatY6nG3x1LT9czf1lvG0j73ZixiEg4-0UyA62QPDwcOa0~vxPdyRyHx8RO2~8LSAo8pxatp4guEAnhwBIm2ukz2tfa~PnMPS6hGDFvj~SURzsre4RueG2yLp~O~GdKhj1PN91B80f7zIHX4Z7TNTqTg6GRYXvKanEKsZck3W0XURrXGXN2oSXFs7GZVhiFCsqXJUUFH0Qn4cnad9dO~RV61Uy~olyd0ehXV9w7cag__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff presented a housing‑element rezoning program that would rezone roughly 261 parcels across Upland to implement the sites identified in the city’s adopted housing element and secure final state certification.

Planner Joshua Winter and consultant Shannon told the Planning Commission the rezoning package implements sites identified in the housing element adopted by the city council and conditionally accepted by the California Department of Housing and Community Development (HCD). Winter said the city must adopt the proposed plan and zone changes and submit them to HCD to receive final certification and avoid developer “builder remedy” risks tied to an un‑certified housing element.

Winter said the rezoning program responds to the state’s Regional Housing Needs Allocation (RHNA) for Upland of 5,686 units for the 2021–2029 planning cycle. He described key elements of the package: creation of an RM‑40 designation (40 dwelling units per acre), a transit overlay near the Montclair Transit Center, modest general plan text edits and implementing zoning code changes. Winter emphasized that the hearing was limited to zoning changes and that no development projects were proposed or approved at the meeting.

The rezoning sites were selected based on owner interest, site suitability (vacancies, low building‑to‑land ratios or aging structures), proximity to transit and the requirement to affirmatively further fair housing by distributing sites across the city. Winter noted the RM‑40 designation would generally require at least a one‑acre parcel to encourage lot consolidation and would allow mid‑rise and townhome building types in appropriate locations.

During oral communications before the public hearings, Council member James Breitling addressed the commission and urged residents to hold state legislators accountable, calling the RHNA allocation and related housing mandates “unfunded mandates” that are unrealistic for a built‑out city with limited infrastructure. “The number is wildly unrealistic for the city of Upland, a built out city with finite land, aging infrastructure, and limited resources,” Breitling said, and warned that without a certified housing element developers could pursue “builder remedy” projects he said would be “not guided by our general plan or community input.”

Commissioners asked staff clarifying questions about site selection standards, parking impacts for potential projects and the limited role of the commission as a recommending body to the council. Staff said the city began the rezoning process in 2020, received a letter of conditional compliance from HCD, and must adopt the rezones to secure final certification. Staff also said some individual parcels already have project applications pending and that many of the conceptual building types shown in the staff presentation were illustrative rather than approvals.

No formal rezoning ordinance was adopted at the meeting; the commission’s role is to make a recommendation to the city council on the proposed rezoning and code amendments.","City staff presented a housing‑element rezoning program covering about 261 parcels to meet Upland’s 2021–2029 RHNA allocation of 5,686 units; the commission was asked to recommend the rezonings to council. Council member James Breitling addressed the commission during oral communications, calling the state mandate unrealistic and unfunded.","actionData","errors"]

Article not found

Commission approves parcel map and McDonald’s at Mountain Green Shopping Center

Planning Commission approves drive‑through Starbucks at 2430 Arrow Route

Planning Commission reviews housing‑element rezoning program tied to state RHNA; public comment criticizes mandates