Planning commission approves drive‑through coffee at 1384 E. Foothill Boulevard
April 22, 2026 | Upland, San Bernardino County, California
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The City of Upland Planning Commission voted unanimously April 22 to approve Development Plan Review DPR‑25‑0010 for a proposed 1,490‑square‑foot drive‑through coffee shop at 1384 East Foothill Boulevard.
Planner Andrew Arellano presented the site plan and elevations, noting the project is CEQA‑exempt under the new‑construction small‑structure exemption because it does not exceed 10,000 sq ft. The site plan shows interior seating for an estimated 32 customers, required ADA spaces and a total of 29 on‑site parking spaces (69 shared between the coffee shop and the adjacent storage facility). Landscaping and measures to reduce nighttime drive‑through lighting impacts were included in the plan.
Commissioner Johnson raised questions about vehicle circulation and queuing onto Foothill Boulevard, referencing an earlier iteration of a project that had raised similar concerns. Staff said the previously approved conditional use permit for the outparcel allowed drive‑through uses and that the current tenant’s site plan was reoriented to improve on‑site circulation; stop signs and pavement markings are included and the city’s traffic engineer and land development division have reviewed the plans. "The site plan has been reviewed by the city's land development division and traffic engineer in order to ensure safe turning movements," the presenter said.
A motion to find the project categorically exempt from CEQA and adopt a resolution approving DPR‑25‑0010 passed 7‑0.
The Planning Commission’s determination is final; an appeal period to contest the decision runs from April 23 to May 4, 2026.
Planner Andrew Arellano presented the site plan and elevations, noting the project is CEQA‑exempt under the new‑construction small‑structure exemption because it does not exceed 10,000 sq ft. The site plan shows interior seating for an estimated 32 customers, required ADA spaces and a total of 29 on‑site parking spaces (69 shared between the coffee shop and the adjacent storage facility). Landscaping and measures to reduce nighttime drive‑through lighting impacts were included in the plan.
Commissioner Johnson raised questions about vehicle circulation and queuing onto Foothill Boulevard, referencing an earlier iteration of a project that had raised similar concerns. Staff said the previously approved conditional use permit for the outparcel allowed drive‑through uses and that the current tenant’s site plan was reoriented to improve on‑site circulation; stop signs and pavement markings are included and the city’s traffic engineer and land development division have reviewed the plans. "The site plan has been reviewed by the city's land development division and traffic engineer in order to ensure safe turning movements," the presenter said.
A motion to find the project categorically exempt from CEQA and adopt a resolution approving DPR‑25‑0010 passed 7‑0.
The Planning Commission’s determination is final; an appeal period to contest the decision runs from April 23 to May 4, 2026.
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