Highland — Development Standards

Last reviewed: July 2, 2026

Overview

This page summarizes the Highland Municipal Code (HMC) rules that govern development standards — setbacks, heights, lot coverage, density, and related dimensional controls — with district-by-district detail and practical guidance for applicants. It draws directly from the Highland zoning chapters in the HMC and the city ADU rules; confirm parcel‑specific exceptions with the Community Development Department. See the city's general Highland overview for context. Highland zoning & planning overview

How to read this page

• Numeric standards and district names are shown in bold.
• The primary HMC authority for residential dimensional standards is § 16.16.040; see the table and district summaries below.
• ADU-specific development rules are in the HMC ADU article and the ministerial review table (Table 16.44.180) — cited where used.

I have linked other Highland topic pages you will commonly need while preparing an application: Highland Zoning, Highland Parking, Highland Design Review, Highland Overlay Districts, Highland ADUs, California Building Standards Code, and Highland Variances and Exceptions.

Key development standards — at a glance (residential)

The HMC sets district-specific site development standards in § 16.16.040 (Table 16.16.040.B). The condensed table below extracts the numbers most applicants need when checking feasibility; always verify exact parcel zoning and applicable overlays.

Notes:

• These figures summarize Table 16.16.040.B; consult that table in § 16.16.040 for the full grid of minimum lot width, lot depth, building site, and special notes (e.g., exceptions for subdivisions, averaging rules).
• Mixed‑use projects use the Mixed‑Use Site Development Minimum Standards (Table 16.22.040.A), which sets separate front/setback/coverage/height rules (e.g., 35 ft. residential height, commercial up to 60 ft. where not adjacent to residential). See § 16.22.040.
• Civic Center (CC) has its own table (Table 16.12.030.B) with a 65 ft. front setback and 65 ft. maximum building height; see § 16.12.030.

District‑by‑district (detailed)

Each subsection below gives purpose, typical permitted uses, where it applies, and the key numbers you’ll check when evaluating a parcel. All residential district design objectives and dimensional rules are in § 16.16.020 and § 16.16.040.

A/EQ — Agricultural‑Equestian (A/EQ)

• Purpose and typical uses: Protect a rural, equestrian lifestyle; low‑density single‑family and horse uses. Maximum density: 2.0 DU/acre. § 16.16.020, § 16.16.040.
• Key standards: minimum lot area 20,000 sq ft, front setback 35 ft, rear setback 35 ft, side yard 10% of lot width. See Table 16.16.040.B.

R‑1 — Single‑Family (R‑1)

• Purpose/uses: Typical detached single‑family neighborhoods; small‑lot single‑family and mobilehomes. Max density: 6 DU/acre. § 16.16.020.
• Key standards: front setback 25 ft, interior side setbacks typically 5 ft/10 ft conditions, rear 20 ft, minimum lot widths and area vary by mapped subareas. See § 16.16.040 table.

R‑2 — Two‑Family (R‑2)

• Purpose/uses: Two‑family and small multifamily in more urban settings. Max density: 12 DU/acre. § 16.16.020.
• Key standards: front setback 20 ft, side yards 5 ft/10 ft where flagged, rear 20 ft; landscaping minimums for larger projects. See § 16.16.040.

R‑2C — Corridor Residential (R‑2C)

• Purpose/uses: Housing along arterial corridors; higher intensity than R‑1 in focused corridors. Max density: 9 DU/acre. § 16.16.020.
• Key standards and flexibility: Front/setback averages and special streetscape/landscaping requirements; the table and notes allow some modifications through conditional use and planning commission approval for project design to achieve compatibility. § 16.16.040; see R‑2C notes.

R‑3 / R‑4 — Multifamily (R‑3, R‑4)

• Purpose/uses: R‑3: 18 DU/acre, R‑4: 20–30 DU/acre (R‑4 has minimum 20 and maximum 30 DU/acre). § 16.16.020.
• Key standards: Larger minimum building site area and depth for certain lot types; setbacks reduce as density increases but remain defined in Table 16.16.040.B; R‑4 projects include more extensive design review and may use development incentives to achieve density (see density bonus rules).

VR — Village Residential (VR)

• Purpose/uses: Preserve historic townsite character; small scale infill and rehabilitation. Max density: 6 DU/acre. Design compatibility prioritized; consult the city's historic preservation guidance. § 16.16.020, § 16.16.040.

EHV — East Highland Village (EHV)

• Purpose/uses: Preserve small‑lot single‑family character with specific design‑guideline constraints. Max density: 6 DU/acre. EHV requires compliance with the EHV Design Guidelines in § 16.16.040(F) for two‑story designs.

Mixed‑use, Civic Center, overlays, and special controls

• Mixed Use (MU) developments follow Table 16.22.040.A for detached/attached residential and commercial dimensional standards (e.g., 40% lot coverage for detached residential; residential height 35 ft. or 2.5 stories). Consult § 16.22.040.
• Civic Center (CC) has separate standards (Table 16.12.030.B) including maximum height 65 ft., front setback 65 ft.; see § 16.12.030.
• Overlay districts such as the Residential High Density Special Overlay (HDS) modify permitted densities and may adopt R‑4 standards within the overlay; see § 16.16.020 (G) and the Overlay chapters. Highland Overlay Districts

ADUs (Accessory Dwelling Units) — special rules you must check

The HMC contains a detailed ADU article (ministerial paths, size, setbacks, parking) that implements state ADU law while retaining objective local standards. Key HMC points (see HMC ADU article and Table 16.44.180):

• Size: Attached ADUs up to 50% of the primary dwelling or minimums that allow at least 850 sq ft (or 1,000 sq ft for multi‑bedroom), detached ADUs with multi‑bedroom cap often 1,200 sq ft (local limits track state law). § 16.44.180 and ADU subsections.
• Height: ADU height cannot exceed the district height, the primary dwelling height, or the state ADU height limits (California Government Code 66321(b)(4)). The HMC references those state rules and the local ADU section for ministerial height caps (see Table 16.44.180).
• Setbacks: No setback if inside existing structure; otherwise 4 ft. side and rear (but front yard setbacks apply unless they would prevent an 800 sq ft ADU). See the HMC ADU section and Table 16.44.180. Highland ADUs
• Lot coverage / density: ADUs are not counted against a lot’s allowable density and must comply with lot coverage rules except where those rules would preclude building an 800 sq ft ADU with 4‑ft side/rear setbacks. See the ADU article.
• Parking: One off‑street space per ADU is required except in several statutorily allowed exemptions (e.g., within 1/2 mile of transit, within historic district, conversion of garage) — see ADU parking rules and Highland Parking.

ADU ministerial vs building‑permit‑only paths and the table that summarizes eligibility are in Table 16.44.180 of the HMC; consult that table to know whether your ADU is processed through the planning review or building‑permit only path.

Also link to the state's building rules: ADUs must meet the California Building Standards Code (Title 24); the HMC requires compliance with applicable building codes for all ADUs. California Building Standards Code

Variances, exceptions & density bonus

• Minor variance authority allows limited reductions (front/side/rear setbacks up to specified percentages, small height deviations up to 30% or 2 ft — see § 16.08.070). Major variances require Planning Commission hearings. Verify exact allowable deviation thresholds in § 16.08.070.
• Density bonus processing follows state density bonus rules (HMC § 16.40.090) and the HMC explains how base density is calculated and the application process.

Checklist — what an applicant must satisfy before submittal

• Confirm parcel zoning and overlays (e.g., HDS, EHV) and applicable district standards in § 16.16.020 and § 16.16.040.
• Verify maximum density (DU/acre), minimum lot area, lot width, and lot depth from Table 16.16.040.B.
• Confirm setbacks (front, street side, interior side, rear) and any averaging or subdivision exceptions. § 16.16.040.
• Check maximum lot coverage, building separation, and any landscaping/irrigation requirements (R‑2, R‑2C specifics). § 16.16.040.
• For ADUs, confirm path (planning review vs building‑permit only), unit size caps, 4‑ft side/rear setback rule, and parking exceptions; use Table 16.44.180. Highland ADUs
• Check parking requirements (Chapter 16.52 HMC) and ADU parking exemptions; see Highland Parking.
• Determine whether design review is triggered (see § 16.08.090) and submit required elevations and materials; see Highland Design Review.
• Evaluate whether a variance, conditional use permit, or density bonus is required; consult § 16.08.070 and § 16.40.090.
• Prepare to comply with the California Building Standards Code (Title 24) for structural and life‑safety work. California Building Standards Code

Risks & Ambiguities

Plain‑English summary

If you want to build or add in Highland, first check the parcel's zoning (R‑1, R‑2, R‑3, R‑4, R‑2C, VR, EHV, A/EQ) because each zone prescribes maximum density, minimum lot size/width, front/side/rear setbacks, lot coverage and height (see § 16.16.020 and § 16.16.040). ADUs have a clear ministerial path with objective rules (size, 4‑ft side/rear, parking exceptions) summarized in Table 16.44.180; design review, parking rules, and overlays can still affect your project, so verify with planning staff early.

Source References

• Highland Municipal Code — Title 16, Land Use and Development (residential districts and standards): § 16.16.020 (Residential districts) and § 16.16.040 (Residential site development standards) — Table 16.16.040.B.
• Highland Municipal Code — ADU provisions and ministerial review: ADU article and Table 16.44.180 (Ministerial ADU Review); HMC ADU subsections (planning review vs building‑permit only).
• Highland Municipal Code — Mixed Use site development minimum standards: § 16.22.040 and Table 16.22.040.A.
• Highland Municipal Code — Civic Center standards: Table 16.12.030.B / § 16.12.030.
• Highland Municipal Code — Variances: § 16.08.070 (minor and major variances; allowable % deviations).
• Highland Municipal Code — Density bonus processing: § 16.40.090.
• California Government Code references cited by HMC for ADUs (e.g., Gov. Code §§ 66314, 66321, 66323) are invoked in the local ADU rules; Highland follows state ADU requirements where indicated. (State code referenced inside local ADU article.)

Retrieved passages

• CRC § 850 (Title 36) High relevance show source text
• Highland Zoning Code High relevance show source text
• Highland Zoning Code (section regarding) High relevance show source text
• Highland Zoning Code High relevance show source text
• CFC § 040 High relevance show source text
• Highland Zoning Code (§ 5) High relevance show source text
• CBC § 66314 (§ 66314) High relevance show source text
• CBC § 040 High relevance show source text
• Highland Zoning Code High relevance show source text
• Highland Zoning Code (§ 5) Medium relevance show source text
• Highland Zoning Code (Article 3) Medium relevance show source text
• Highland Zoning Code (§ 66317) Medium relevance show source text

Cited sections

• Highland Municipal Code — Title 16, Land Use and Development (residential districts and standards): **§ 16.16.020** (Residential districts) and **§ 16.16.040** (Residential site development standards) — Table **16.16.040.B**. (Title 16)
• Highland Municipal Code — ADU provisions and ministerial review: ADU article and **Table 16.44.180** (Ministerial ADU Review); HMC ADU subsections (planning review vs building‑permit only). fileciteturn1file11turn1file1 (article and)
• Highland Municipal Code — Mixed Use site development minimum standards: **§ 16.22.040** and **Table 16.22.040.A**. (§ 16.22.040)
• Highland Municipal Code — Civic Center standards: **Table 16.12.030.B** / **§ 16.12.030**. (§ 16.12.030)
• Highland Municipal Code — Variances: **§ 16.08.070** (minor and major variances; allowable % deviations). (§ 16.08.070)
• Highland Municipal Code — Density bonus processing: **§ 16.40.090**. (§ 16.40.090)
• California Government Code references cited by HMC for ADUs (e.g., **Gov. Code §§ 66314, 66321, 66323**) are invoked in the local ADU rules; Highland follows state ADU requirements where indicated. (State code referenced inside local ADU article.) fileciteturn1file1turn1file6 (§ 66314)
• Highland_ZoningCode.md

• Official Highland code library