Highland — Historic Preservation

Last reviewed: July 2, 2026

Overview

This page summarizes what Highland's local zoning code requires for historic preservation: who manages designations, how cultural resources and historic districts are designated, what triggers review, and the procedural standards for certificates of appropriateness and economic-hardship relief. The rules are codified in Chapter 16.32 (Historic and Cultural Preservation) and cross-reference the city's zoning districts (including the Historic Village District (HVD) and Village Commercial (VC)), the adopted "Old Town" preservation plan, and related design guidance. See the cited code sections for the exact legal language. § 16.32.010, § 16.32.015 .

How Highland's historic-preservation regulatory framework works (plain structure)

• A five-member Historic and Cultural Preservation Board (appointed by the City Council) administers local designation, maintains a local register, issues Certificates of Appropriateness (CofA), and can issue Certificates of Economic Hardship; the board's powers are listed in § 16.32.030–040. § 16.32.030, § 16.32.040 .
• Designation follows the criteria modeled on the National Register plus local tests in § 16.32.050; the board or public may nominate resources or districts and the city council makes final designations after public hearing(s) per § 16.32.060. § 16.32.050, § 16.32.060 .
• Any work affecting a designated cultural resource or property inside an historic district requires a CofA from the board before building permits are issued; the CofA standards, submission requirements, hearing rules, time limits and inspection/voiding rules are in § 16.32.070 and related subsections. § 16.32.070 .
• Ordinary maintenance without change in design/materials is allowed; unsafe conditions may be corrected under the State Historic Building Code with community development certification as outlined in § 16.32.120. § 16.32.120 .
• Owners must keep designated resources in good repair (§ 16.32.110) and violations can require restoration and other civil remedies (§ 16.32.130). § 16.32.110, § 16.32.130 .

District-by-district breakdown (where preservation rules intersect zone rules)

Notes: Highland's preservation chapter is citywide in scope (applies to “cultural resources” citywide), but several specific zoning districts and plans are explicitly tied to preservation and design guidelines in the code. The bullets below show purpose, relevant permitted uses (as they relate to preservation), key dimensional or design references, and where to verify whether a parcel falls in each district.

HVD — Historic Village District (HVD)

• Purpose: Recognized as the city's historic village/townsite; the HVD is explicitly mapped and identified as a General Plan/zoning category consistent with the historic town center vision. See Table 16.08.020.A that pairs HVD with the general plan. § 16.08.020.A .
• Typical permitted uses: The HVD is intended to support mixed historic-town uses (retail, services, civic uses) consistent with the General Plan town center; consult the commercial use tables that control uses in adjacent commercial districts such as VC which mirror historic-town retail uses. See Table 16.20.030.A for uses in VC/NC/CG that help define the HVD character. Table 16.20.030.A .
• Key preservation rules that apply here: Any development, alteration, demolition or new construction affecting designated resources or located in the "Old Town" area must follow the city's historic preservation plan and obtain a CofA from the board before permits are issued. The code directs property owners in the "Old Town" Historic District to the historic preservation plan for development guidance. § 16.32.015, § 16.32.070 .
• Where it applies / verify: The zoning map and the City Clerk’s office hold the official zoning map; confirm whether a parcel is inside HVD with the community development department (verify with the jurisdiction). § 16.32.015, § 16.32.060 .

VC — Village Commercial (VC) (Old Town commercial context)

• Purpose: Small-scale commercial consistent with the townsite character; VC's design guidance is intended to reflect the “Old Town” theme. § 16.20.030 and related design illustrations explain required façade articulation and pedestrian orientation. § 16.20.030, illustrative design guidance .
• Typical permitted uses: Retail, offices, restaurants, small institutional uses; the Table 16.20.030.A shows which commercial uses are permitted, staff-review (SR), or conditional (C) in VC. Table 16.20.030.A .
• Key dimensional/design standards: VC projects (and any new construction inside historic districts) must submit information on scale, massing, site/streetscape, landscaping and signage as part of a CofA application per § 16.32.070(H). § 16.32.070(H) .
• Where it applies / verify: Consult the official zoning map and the VC use table; design compatibility with the historic character is reviewed under the CofA process. Table 16.20.030.A, § 16.32.070 .

OS — Open Space (OS) (relevant for historic landmarks and landscapes)

• Purpose: Protects parks, natural areas and scenic resources; historical landmarks are an explicitly listed permitted use in the OS district (marked "P" in Table 16.28.020.A). Table 16.28.020.A .
• Typical permitted uses (relevant to preservation): Museums and historical landmarks are listed uses; museum use can be conditional or permitted depending on the case. Table 16.28.020.A .
• Key standards: Any work on a designated resource in OS is subject to Chapter 16.32 requirements (CofA, design review). § 16.32.020, § 16.32.070 .

Civic Center / public zones (contextual tie-ins)

• Purpose: Civic Center development standards include a requirement that new civic architecture connect visually and architecturally with the Historic Village District (HVD) by incorporating historically compatible architectural elements. The Civic Center standards therefore require historically compatible design in public development. § 16.?? (Civic Center standards excerpt in code) — see the Civic Center references to Historic Village District. § 16.?? (Civic Center/compatibility) .
• Where it applies / verify: Check Civic Center-specific ordinance language and the planning commission conditions for compatibility with HVD. Verify with the community development director.

Most decision-relevant standards & triggers (quick reference table)

Practical guidance & interpretation (original synthesis)

• Start early: Confer with the Historic & Cultural Preservation Board and the community development department before preparing construction drawings — the CofA is a gate for permits on designated resources and for work within a nominated historic district; skip this at your own risk because permits will be withheld until CofA eligibility/designation is resolved (§ 16.32.060–070) .
• Scope your submittal to the review standard: Applications for CofA must show exterior appearance, materials, texture, architecture, and, where required, scale/massing, streetscape and signage — board review uses the Secretary of the Interior's Standards as a guide and local prescriptive standards adopted by the board. Be ready with photographic renderings, line-of-sight analyses, and context photos if requested (§ 16.32.070(G–H)) .
• Expect hearings and neighbors: The board sets which CofA applications need public hearing; if a hearing is held, notice is mailed to owners and residents within 300 feet and hearings must be scheduled promptly (public hearing not more than 60 days from application when set). Allow time for appeals (10-day appeal period) and potential city council review (§ 16.32.070(I–K); § 16.32.100) .
• Economic hardship is a high bar: The board must find that without approval the property cannot have reasonable use or return, and the code excludes certain personal/financial difficulties as justifying hardship; if demolition is the outcome, HABS-level documentation will be required. Expect a 120‑day period to explore mitigation before demolition is approved (§ 16.32.090(E–H)) .
• Ordinary maintenance is permitted, but "change in design or material" triggers review: Routine painting, repairs that do not change materials/appearance are not regulated, but anything that alters the exterior appearance or materials will likely require a CofA (§ 16.32.120) .
• When public projects affect resources: City projects that affect designated resources must follow the same CofA procedures and Secretary of the Interior's Standards (§ 16.32.070(D)) .

(While the preservation chapter governs the review and designation process, site-specific dimensional standards such as setbacks, lot coverage, and density come from the city's development standards and zoning district tables — consult the city's Highland Development Standards and the official zoning map to combine preservation obligations with zoning dimensional requirements.)

Inline links: the preservation process interacts with other permit controls — check Highland Development Standards for setbacks and site rules, Highland Design Review for design approval processes, Highland Overlay Districts if an overlay applies, Highland Parking for parking requirements for reused historic buildings, Highland Signage for sign compatibility in historic areas, Highland Nonconforming Uses for expansion rules on existing nonconforming resources, Highland ADUs if planning accessory units at a historic property, and the California Building Standards Code for structural, life-safety and state historic building code interplay.

Checklist (what an applicant must satisfy before work begins)

• Determine whether the property is a nominated or designated cultural resource or lies inside a mapped historic district; confirm with community development (verify with the jurisdiction). § 16.32.020, § 16.32.015 .
• If designating, submit a nomination packet with documentation showing how the property meets the criteria in § 16.32.050 (historic/architectural significance). § 16.32.050–060 .
• For any proposed alteration, addition, demolition or relocation on a designated resource or within a historic district, apply for and obtain a Certificate of Appropriateness from the Preservation Board before building permits are issued. § 16.32.070(A–C) .
• Prepare CofA submittal materials (plans, materials, elevations, photo documentation, scale/massing and streetscape context; include signage and landscape plans when applicable). § 16.32.070(H) .
• If the project could be unsafe or requires structural adjustments, confirm applicability of the California State Historic Building Code and coordinate with the community development department. § 16.32.120 .
• If seeking demolition based on economic hardship, provide the required financial and rehabilitation evidence and be prepared to participate in the 120‑day mitigation planning period; if demolition is approved, provide HABS-level documentation as required. § 16.32.090(F–H) .
• Maintain the property in good repair per the maintenance duty; do not assume routine maintenance will exempt larger scope changes from review. § 16.32.110–120 .

Risks & Ambiguities

Plain-English Summary

If your property is listed as a Highland cultural resource or sits inside Highland’s Old Town/Historic Village area, you must get a Certificate of Appropriateness from the Historic & Cultural Preservation Board before doing most exterior work, demolishing buildings, or constructing new structures that affect the historic character; the Board follows local criteria and the Secretary of the Interior's Standards, and the city enforces maintenance and may require historic-level documentation for demolitions. § 16.32.050–070, § 16.32.110–130 .

Source References

• Highland Municipal Code, Chapter 16.32, Historic and Cultural Preservation: § 16.32.010–130 (purpose; historic preservation plan; board; powers; designation criteria; procedures; certificates of appropriateness; economic hardship; appeals; maintenance; ordinary repair; penalties). § 16.32.010, § 16.32.015, § 16.32.030–040, § 16.32.050–070, § 16.32.090, § 16.32.100–130 .
• Highland Zoning district / table references: Table 16.08.020.A (zoning/General Plan consistency showing HVD), Table 16.20.030.A (commercial uses including VC), Table 16.28.020.A (Open Space permitted uses listing historical landmarks). Table 16.08.020.A, Table 16.20.030.A, Table 16.28.020.A .
• Illustrative design guidance and Old Town theme references are in the commercial design guidance and Village Commercial discussion (design illustrations and "Old Town" references). See illustrative guidance and "picking up the old town theme" passages. Illustrative design guidance excerpts .
• For any parcel‑specific or map verification (HVD boundaries, Old Town plan text, tree/landscape rules), confirm with the City of Highland Community Development Department or City Clerk (not fully reproduced in the materials above). (Verify with the jurisdiction). § 16.32.015, zoning map references .

Retrieved passages

• Highland Zoning Code (§ 8.10) High relevance show source text
• Highland Zoning Code (§ 8.40) High relevance show source text
• Highland Zoning Code (§ 8.50) High relevance show source text
• Highland Zoning Code (chapter is) High relevance show source text
• Highland Zoning Code (§ 8.60) High relevance show source text
• Highland Zoning Code (§ 8.30) High relevance show source text
• CBC § 8.90 (§ 8.90) High relevance show source text
• Highland Zoning Code (section to) Medium relevance show source text
• Highland Zoning Code (§ 8.50) High relevance show source text
• Highland Zoning Code (§ 8.60) High relevance show source text

Cited sections

• Highland Municipal Code, Chapter 16.32, Historic and Cultural Preservation: **§ 16.32.010–130** (purpose; historic preservation plan; board; powers; designation criteria; procedures; certificates of appropriateness; economic hardship; appeals; maintenance; ordinary repair; penalties). **§ 16.32.010**, **§ 16.32.015**, **§ 16.32.030–040**, **§ 16.32.050–070**, **§ 16.32.090**, **§ 16.32.100–130** . (Chapter 16.32)
• Highland Zoning district / table references: Table 16.08.020.A (zoning/General Plan consistency showing **HVD**), Table 16.20.030.A (commercial uses including **VC**), Table 16.28.020.A (Open Space permitted uses listing historical landmarks). **Table 16.08.020.A**, **Table 16.20.030.A**, **Table 16.28.020.A** .
• Illustrative design guidance and Old Town theme references are in the commercial design guidance and Village Commercial discussion (design illustrations and "Old Town" references). See illustrative guidance and "picking up the old town theme" passages. Illustrative design guidance excerpts .
• For any parcel‑specific or map verification (HVD boundaries, Old Town plan text, tree/landscape rules), confirm with the City of Highland Community Development Department or City Clerk (not fully reproduced in the materials above). (Verify with the jurisdiction). **§ 16.32.015**, zoning map references . (§ 16.32.015)
• Highland_ZoningCode.md

• Official Highland code library