Local zoning · Highland

Highland — Design Review

Q: Do I need design review in Highland?

If the work is new commercial/industrial/institutional, or a residential development of five or more dwelling units , or involves additions/reconstructions equal to 50% or more of a building’s floor area, you need Planning Commission design review under § 16.08.090(B) . Smaller residential projects (up to four units ) and many small commercial changes are handled as minor design review by the Community Development Director—see § 16.08.090(C–E) .

Q: What are Highland setback requirements for an R‑1 lot?

Typical R‑1 standards appear in Table 16.16.040.B : for example a common requirement is a 25 ft front building setback; consult Table 16.16.040.B for side, rear, and lot‑size minima that apply to the specific R‑1 subarea. Verify the parcel’s specific minimums on the official zoning map and table.

Q: What triggers a minor design review instead of a major one?

Minor design review is triggered for residential projects of four or fewer dwelling units , small additions that are less than a 50% increase to floor area, and other limited work items (signs, certain equipment, small landscape plans). The Community Development Director may refer any minor review to the Planning Commission. See § 16.08.090(C–E) .

Q: Will my neighbors be notified and how far?

Yes: for minor design review adjacent owners are mailed notice at least 10 days before the public meeting; for major design review , the city notifies property owners within 300 feet at least 10 days prior. See § 16.08.090(H) .

Q: Does the Planning Commission consider signs and lighting as part of design review?

Yes. The Commission may regulate signs, lighting, screening and other site design elements as conditions of approval; signage is also governed by Chapter 16.56 , and site lighting standards are in Chapter 16.40 . See § 16.08.090(D)(2) and the related chapters referenced in the code.

Q: Are projects in the East Highland Village (EHV) treated differently?

Yes. The EHV district has specific design guidelines and special setbacks for two‑story elements; EHV projects must comply with § 16.16.040(F) and may require additional Planning Commission review depending on slope and scale.

Q: If the Community Development Director approves a minor design review, can that be appealed?

Yes. Any determination by the Community Development Director may be appealed to the Planning Commission within 10 calendar days of the Director’s action (see § 16.08.090(E)(3) ).

Q: Are ADUs automatically exempt from design review?

Highland's ordinance excerpts reviewed do not state a city ADU rule that treats ADUs ministerially or exempts them from design review. State ADU law places limits on subjective standards for ADUs, but Highland’s local handling of ADUs and design review was not found in the retrieved materials — verify with City staff and Chapter 16.50 (if present) or the Community Development Department. Not found in retrieved materials; see state ADU guidance for context.

Q: What materials should I expect to submit for a hillside or steep slope project?

Hillside projects commonly require a slope analysis and profiles, geotechnical and soils reports, photographic renderings and other illustrative materials as requested by staff; these items are listed in the hillside submission guidance in Chapter 16.40 . See the application submittal checklist in that chapter.

Q: Who ultimately makes the design findings?

The Planning Commission makes design review approvals and findings for major projects; the Community Development Director is authorized to approve or deny minor design review applications and impose conditions, though the Director’s decisions are appealable. See § 16.08.090(D–E) .

Design Review under the Highland local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Highland's design review process is the discretionary planning review used to evaluate the aesthetics, site planning, and neighborhood compatibility of new development and significant alterations. The rules identify what projects require design review or minor design review, who reviews them (the Planning Commission or the Community Development Director), the approval findings, and public-noticing distances. See the ordinance at § 16.08.090 for the full program and criteria.

(First mentions of related topics: Highland Zoning and city Development Standards shape what design review evaluates; see also Highland Parking and Historic Preservation rules that commonly interact with design review.)

What the code actually requires (key rules, with controlling §)

Purposes and scope: design review aims to implement aesthetic, site‑planning, grading and public‑welfare objectives for new and substantially altered projects. See § 16.08.090(A).
Projects that always require Planning Commission design review: commercial, industrial, institutional projects and residential projects of five or more dwelling units where the work is new construction or an addition/reconstruction equal to 50% or more of floor area; signs and other intensifications also trigger review. See § 16.08.090(B).
Projects that require minor design review: generally residential projects of four or fewer dwelling units, small additions (under 50% increase), many smaller commercial or institutional projects, and certain equipment/landscape work — these are processed by the Community Development Director unless referred to the Planning Commission. See § 16.08.090(C–E).
Approval criteria and standards the reviewer applies: consistency with the General Plan and any city design guidelines; compatibility with surrounding neighborhood; site planning that avoids traffic/ped hazards; good use of materials, color and maintenance considerations. See § 16.08.090(F).
Required findings for approval: the Planning Commission (or Director where authorized) must find the project consistent with the General Plan/specific plan, with the title’s objectives and the district purpose, compliant with city design/landscape standards, and not materially injurious to neighboring properties. See § 16.08.090(G).
Public notice: minor design review — adjacent owners notified by mail at least 10 days prior to a public meeting; major design review — owners within 300 feet notified at least 10 days prior. See § 16.08.090(H).

District-by-district breakdown (purpose, typical uses, key dimensional standards, where design-review rules commonly apply)

Note: district names and numeric standards below are directly from Highland's zoning chapters and site development tables; confirm parcel‑specific exceptions with the Community Development Department. Relevant district text appears in Chapter 16.16 (residential), Table 16.16.040.B, and district chapters such as 16.12 (Civic Center) and 16.22 (Mixed Use).

A/EQ (Agricultural Equestrian)

Purpose: preserve rural/equestrian character and low density (max 2.0 DUs/acre). See § 16.16.020.
Typical permitted uses: large‑lot single‑family, agricultural/equestrian accessory uses (see district use table). See Chapter 16.16.
Key dimensional standards: minimum site area 1+ acre (see Table 16.16.040.B) and substantial front/rear setbacks; design review applies for multi‑unit or major alterations per § 16.08.090(B).

R-1 (Single‑Family)

Purpose: protect detached single‑family neighborhoods. See § 16.16.020.
Typical uses: single‑family detached, small lot detached, mobilehomes where allowed.
Key standards (Table 16.16.040.B): front setback 25 ft, minimum lot sizes vary (e.g., 7,200 sq ft in some zones) and typical side/rear yard rules. Design review: small single‑family work is usually minor design review unless it is a substantial addition (≥ 50% of floor area) or part of a multi‑unit project. See § 16.08.090(B–C) and Table 16.16.040.B.

R-2 / R-2C / R-3 / R-4 (Multifamily / Corridor Residential)

Purpose: varying multifamily densities; R-2C focuses on corridor/street-oriented design; EHV (East Highland Village) is a specialized overlay within residential discussed below. See § 16.16 and Table 16.16.040.B.
Typical uses: duplexes, small apartments, townhomes, subject to additional design guidelines for R-2C and R‑4 apartment development standards.
Key standards: e.g., R‑2C and EHV allow reduced usable yard depth (10 ft flat usable area for rear yards in R‑2C/EHV) and require enhanced streetscape/landscaping; projects of 5+ units trigger full Planning Commission design review. See § 16.16.040 and § 16.08.090(B).

EHV (East Highland Village) — special design guidelines

Purpose: maintain a village character and compatible architecture; all units must satisfy the East Highland Village Design Guidelines in § 16.16.040(F). Two‑story elements have special setback/height rules and architectural requirements. See § 16.16.040(F).

CC (Civic Center)

Purpose: civic/institutional center with larger site standards; minimum front setback 65 ft, max height 65 ft in many cases (Table 16.12.030.B). Architectural form and massing must visually connect to the Historic Village. Projects in the Civic Center require Commission review per district standards and design review authority in § 16.08.090. See Table 16.12.030.B and § 16.08.090(D).

Mixed Use / Commercial / Industrial

Mixed‑use developments are reviewed against specific mixed use design guidelines (entrances, plazas, street orientation) in § 16.22.050; commercial/industrial sites are subject to design review when new, expanded ≥50%, or when they include outdoor storage/signage that affects aesthetics. See § 16.22.050 and § 16.08.090(B).

Quick reference — most decision‑relevant standards and code citations

Topic / Standard	What matters (plain)	Code reference
Projects requiring Planning Commission design review	New commercial/industrial/institutional projects; residential projects of 5+ units; additions/reconstructions ≥ 50% of existing floor area	§ 16.08.090(B)
Minor design review	Residential ≤ 4 units, small additions (<50%), certain signs/equipment; Director may refer to Commission	§ 16.08.090(C–E)
Findings required to approve	Consistency with General Plan, district purpose, design/landscape standards, no material injury to neighbors	§ 16.08.090(G)
Public notice distances	Minor: 10 days to adjacent owners; Major: 300 ft radius, 10 days	§ 16.08.090(H)
Civic Center setbacks / height	Front setback 65 ft; height up to 65 ft (minimums/maxima in Table)	Table 16.12.030.B / § 16.12.030
R‑1 front setback	Typical 25 ft front setback (see Table)	Table 16.16.040.B (Residential standards)
East Highland Village design rules	Two‑story elements: setbacks and stylistic requirements; staff or Commission review per slope and scope	§ 16.16.040(F)

Checklist — what an applicant must provide / satisfy for design review

Demonstrate consistency with the General Plan and any applicable specific plan or design guidelines (required finding: § 16.08.090(G)(1)).
Site plan and elevations showing materials, colors, building massing, entries, vehicle and pedestrian circulation and landscape plan (Design Review criteria § 16.08.090(F)).
For projects involving grading or slopes (hillside projects): slope analysis, slope profiles, geotechnical report, and other illustrative materials as requested (see hillside submission requirements). See hillside application guidance in Chapter 16.40 (hillside application elements).
Evidence addressing landscaping, screening, and lighting (required conditions may include landscaping and lighting standards — see Chapters 16.40 and 16.56 for lighting and signage cross‑standards).
Pay applicable fees and follow public notice requirements (minor vs major: § 16.08.090(H)).
If a Director (minor) decision is made, be prepared that it may be appealed to the Planning Commission within 10 calendar days (appeal rule § 16.08.090(E)(3)).

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether ADUs are subject to discretionary design review	State ADU law restricts subjective standards; Highland code does not explicitly state ADU treatment in the excerpts reviewed	Verify whether ADU-specific rules or ministerial objective standards exist in Highland (Not found in retrieved materials).
Subjective terms like “compatible” and “harmonious”	These are discretionary and can produce unpredictable results for applicants (design decisions are not purely objective)	Expect discretion at Commission; request objective standards or precedents from staff. See § 16.08.090(F).
Interaction with building code (Title 24)	Planning approvals do not substitute for building or fire code compliance; delays may occur if design conflicts with construction code	Building code compliance enforced by building official; Planning Commission cannot waive building code requirements. Verify building permit checklist and Title 24 compliance early. See Planning Commission authority and building‑code limits.
Fees, timelines and completeness determination	The ordinance describes processing authorities but the local fee schedule and exact processing timelines were not located in the retrieved material	Confirm fees, completeness check timelines and intake procedures with Community Development Department (Not found in retrieved materials).
Parcel‑specific overlays or historic designations	Projects inside overlays (e.g., Historic Village or EHV) have extra design controls and may require a certificate of appropriateness	Check whether property is in an overlay and whether Historic & Cultural Preservation Board review is required. See § 16.32 and § 16.16.040(F).

Plain‑English summary

If your project is new commercial work, large multi‑unit housing, or a big addition (equal to or greater than 50% of a building), expect Highland's Planning Commission to review it under the city's design review rules; smaller projects are handled administratively but still must meet the same compatibility and landscape expectations. The Commission (or the Community Development Director for minor projects) must find the project consistent with the General Plan, district purpose, city design standards, and not harmful to neighbors before approving it. See § 16.08.090 for the legal criteria.

Source References

Highland Municipal Code — Design Review: § 16.08.090 (purposes; projects requiring design review; minor design review; criteria; findings; notification).
Planning Commission authority and relation to design review: § 16.04.100 (planning commission duties; design review authority).
Residential district descriptions and intent: § 16.16.020 and East Highland Village Design Guidelines § 16.16.040(F).
Residential site development standards (table): Table 16.16.040.B (site development standards, setbacks, minimum site sizes).
Civic Center district standards: Table 16.12.030.B and Civic Center special requirements § 16.12.030.
Mixed Use design guidelines: § 16.22.050.
Hillside/subdivision design submission elements (slope analysis, geotechnical, illustrative materials): hillside application guidance in Chapter 16.40 (see application element lists).
Historic & Cultural Preservation Board roles (interaction with design review / certificate of appropriateness): Chapter 16.32.
State ADU and ministerial review context (for ADU ambiguity): 2025 California ADU handbook (general state guidance; Highland local ADU rules not found in retrieved materials).

Sources

Retrieved passages

Highland Zoning Code (§ 16.40.030) High relevance
Highland Zoning Code (§ 5) High relevance
Highland Zoning Code (§ 4.40) High relevance
Highland Zoning Code (§ 1.120) High relevance
Highland Zoning Code High relevance
CFC § 040 High relevance
CFC § 10.60 (§ 10.60) Medium relevance
Highland Zoning Code (chapter shall) Medium relevance
Highland Zoning Code (§ 2.80) High relevance
Highland Zoning Code High relevance
Highland Zoning Code (§ 2.90) Medium relevance
Highland Zoning Code (§ 10.420) Medium relevance
Highland Zoning Code (§ 10.420) Medium relevance

Cited sections

Official Highland code library

Frequently asked questions

Do I need design review in Highland?

If the work is new commercial/industrial/institutional, or a residential development of five or more dwelling units, or involves additions/reconstructions equal to 50% or more of a building’s floor area, you need Planning Commission design review under § 16.08.090(B). Smaller residential projects (up to four units) and many small commercial changes are handled as minor design review by the Community Development Director—see § 16.08.090(C–E).

What are Highland setback requirements for an R‑1 lot?

Typical R‑1 standards appear in Table 16.16.040.B: for example a common requirement is a 25 ft front building setback; consult Table 16.16.040.B for side, rear, and lot‑size minima that apply to the specific R‑1 subarea. Verify the parcel’s specific minimums on the official zoning map and table.

What triggers a minor design review instead of a major one?

Minor design review is triggered for residential projects of four or fewer dwelling units, small additions that are less than a 50% increase to floor area, and other limited work items (signs, certain equipment, small landscape plans). The Community Development Director may refer any minor review to the Planning Commission. See § 16.08.090(C–E).

Will my neighbors be notified and how far?

Yes: for minor design review adjacent owners are mailed notice at least 10 days before the public meeting; for major design review, the city notifies property owners within 300 feet at least 10 days prior. See § 16.08.090(H).

Does the Planning Commission consider signs and lighting as part of design review?

Yes. The Commission may regulate signs, lighting, screening and other site design elements as conditions of approval; signage is also governed by Chapter 16.56, and site lighting standards are in Chapter 16.40. See § 16.08.090(D)(2) and the related chapters referenced in the code.

Are projects in the East Highland Village (EHV) treated differently?

Yes. The EHV district has specific design guidelines and special setbacks for two‑story elements; EHV projects must comply with § 16.16.040(F) and may require additional Planning Commission review depending on slope and scale.

If the Community Development Director approves a minor design review, can that be appealed?

Yes. Any determination by the Community Development Director may be appealed to the Planning Commission within 10 calendar days of the Director’s action (see § 16.08.090(E)(3)).

Are ADUs automatically exempt from design review?

Highland's ordinance excerpts reviewed do not state a city ADU rule that treats ADUs ministerially or exempts them from design review. State ADU law places limits on subjective standards for ADUs, but Highland’s local handling of ADUs and design review was not found in the retrieved materials — verify with City staff and Chapter 16.50 (if present) or the Community Development Department. Not found in retrieved materials; see state ADU guidance for context.

What materials should I expect to submit for a hillside or steep slope project?

Hillside projects commonly require a slope analysis and profiles, geotechnical and soils reports, photographic renderings and other illustrative materials as requested by staff; these items are listed in the hillside submission guidance in Chapter 16.40. See the application submittal checklist in that chapter.

Who ultimately makes the design findings?

The Planning Commission makes design review approvals and findings for major projects; the Community Development Director is authorized to approve or deny minor design review applications and impose conditions, though the Director’s decisions are appealable. See § 16.08.090(D–E).

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