Upland, CA — On Oct. 22, the Upland Planning Commission approved a proposal to relocate an expanding firearm retailer on NorthMountain Avenue and advanced plans for a new San Antonio Water Company headquarters.

The evening’s first public hearing focused on Conditional Use Permit 25-0008, allowing 2nd Amendment Zone to move from 750 N.Mountain Ave. to a larger building across the street at 715 N. Mountain Ave.

Senior Planner Joshua Winter explained the business has “grown over the last five years” and needs expanded floor space, warehouse capacity and office area.

The new location, Winter said, includes “a sales floor, some offices and a counter behind which the firearms will be located,” notingthat the hours of operation are going to be from 10 a.m. to 6 p.m.

Winter cited federal and state oversight noting the retailer must maintain a Type 07 Federal Firearms License and comply withCalifornia Department of Justice requirements, including background checks and a waiting period.

Commissioners asked about security and visibility.

Winter said that the business “will be closing some windows,” installing steel security doors and limiting sightlines from the street, a point reinforced later by the applicant.

“We love working with Upland. It’s been great,” 2nd Amendment Zone co-owner Brett Swaim told commissioners, adding theywould install “solid steel doors, double locks and electric entry.”

He mentioned past safety at the current Upland site, saying, “We have had zero problems.”

To prevent a competing shop from opening in the current location, the applicant said a clause would prohibit firearms retail there forseveral months, but commissioners clarified the city’s rule: the permit remains active for one year unless revoked.

With those clarifications, commissioners voted unanimously 5-0 to approve the permit, adding a condition: the applicant would work with the city to void the prior CUP “within 30 days after fully moving into the new location.”

The Commission next considered plans by the San Antonio Water Company (SAWCO) to build a new headquarters near East 20thStreet and Campus Avenue, including administrative offices, vehicle access, maintenance space and a landscaped demonstration area.

Winter said SAWCO’s current operations are split between two aging buildings. “This site has consistently served as a public utility,” Winter said.

The project includes native, drought-tolerant landscaping, a citrus buffer and solar structures.

A key issue was traffic and whether access should come from Campus Avenue, 20th Street, or both.

Winter said community feedback included requests to limit access to protect the neighborhood.

“Some community members have expressed a desire that this not be constructed,” Winter said. “Others have expressed wanting all access to come from Campus.”

SAWCO General Manager Brian Lee told commissioners the company has outgrown its facilities, saying its current office is “over100 years old” and the maintenance building once “housed the mules that would pull the carts up Euclid.”

Consolidating facilities would help “limit truck traffic on Upland streets,” he added.

Lee described efforts to find a “Goldilocks option” for traffic access and stressed the organization’s commitment to its neighbors.

“We want to work with the community,” Lee said. “Instead of just a blank slate that they just deal with.”

Downtown business owner Carlos Velastegui, speaking during public comments, shared concerns that Upland regulation makes small business operations “harder.”

“It almost feels like it’s a personal thing,” Velastegui said. “I want to be part of the community.” Residents near the proposed water headquarters expressed mixed feelings.

One resident questioned the timing of a new headquarters, arguing that affordability and essential needs should be prioritized.

Others supported the relocation for operational and emergency reasons, with one resident noting SAWCO’s respectful presence nearhomes and calling the project “a good balance.”

The commission forwarded the SAWCO project to the City Council with a recommendation for approval, including environmental review findings.

The firearm retailer permit’s appeal window runs through Nov. 3.