Local zoning · Highland

Highland — Land Use

Land Use under the Highland local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what Highland's zoning ordinance allows and requires for land use: which uses are permitted by district, how the code flags conditional or staff-review uses, and the development standards (density, setbacks, site requirements) that control where those uses can go. All rules below are drawn from the Highland Municipal Code land‑use chapters and the use tables they reference; citations point to the controlling § and the ordinance extracts retrieved.

How Highland organizes land use

  • Permitted, conditional, and staff‑review uses are listed in zone‑specific use tables: residential uses appear in Table 16.16.030.A (see § 16.16.030), commercial uses in Table 16.20.030.A (see § 16.20.030), and employment/industrial uses in Table 16.24.030.A (see § 16.24.030). Each table uses the symbols P (permitted), SR (staff review), C (conditional use), and ▪ (not permitted) to indicate approval paths.

  • Numeric site standards for residential districts (density, lot size, setbacks, lot coverage, height) are in Table 16.16.040.B and implemented through § 16.16.040. Use the city's development standards for non‑residential dimensional rules.

  • Conditional use permits are governed by the findings and procedure in § 16.08.050; staff review permits and special event/temporary use rules are in Chapter 16.08.

  • Many use categories carry overlays or special provisions (Historic/High Density overlays, Airport Overlay, hazardous‑material controls) that add site or compatibility limits; see the overlay sections.

District‑by‑district breakdown (purpose, typical permitted uses, key dimensional standards, where it applies)

Note: when the use table marks a use P, it's permitted by right subject to consistency with the title; SR means staff review permit required; C means conditional use permit required. See § 16.16.030, § 16.20.030, § 16.24.030 for the symbol legend and full use lists.

Residential districts (general)

  • A/EQ (Agricultural Equestrian) — purpose: rural, large‑lot single‑family living. Typical permitted uses: single‑family detached and equestrian‑oriented accessory uses (see Table 16.16.030.A). Key numeric: maximum density 2.0 DUs/acre; minimum front setback 35 ft. Apply citywide where mapped; consult the zoning map for parcel‑level designation. § 16.16.020, § 16.16.040.

  • R-1 (Single‑Family) — purpose: conventional single‑family neighborhoods. Typical permitted uses: single‑family detached by right (P); accessory uses (guest quarters, private garages) are present with SR or P designations in the table. Key numeric: max density 6.0 DUs/acre, front setback 25 ft, minimum lot area 7,200 sq ft in many areas. § 16.16.020, § 16.16.040.

  • R-2 (Two‑Family) — purpose: duplex/small‑scale multiunits. Typical permitted uses: single‑family and some duplex forms; higher unit counts often require SR or C per the table. Key numeric: max density 12.0 DUs/acre, front setback 20 ft, min lot area 7,200 sq ft. § 16.16.030, § 16.16.040.

  • R-3 (Multifamily) — purpose: apartment‑scale residential. Permitted uses: multifamily and accessory residential uses; some higher intensity uses require C. Numeric: max density 18.0 DUs/acre, front setback 25 ft. § 16.16.030, § 16.16.040.

  • R-4 / HDS (High Density / HDS Overlay) — purpose: higher density residential and growth areas; the HDS Overlay has special rules and a cap referenced in the code (after 650 units additional approvals follow § 16.12.010). Typical: higher density multiunit projects; some projects require special findings. Numeric: R-4 Min 20 — Max 30 DUs/acre (HDS likewise Min 20 – Max 30), front setbacks often 25 ft (see table). Projects in HDS must follow overlay specific standards in § 16.12.010.

  • VR (Village Residential) — purpose: preserve historic townsite character while allowing modest infill. Typical permitted uses: small‑scale residential and compatible nonresidential uses; max density 6.0 DUs/acre; front setback 15 ft. Projects are expected to be compatible with historic context. § 16.16.020, § 16.16.040.

  • R-2C (Corridor Residential) — purpose: denser corridor housing with flexible site standards to achieve pedestrian‑oriented design. Typical: multiunit, townhome, attached forms; some dimensional standards may be modified by conditional use permit to achieve better design and compatibility. Numeric: max density 9.0 DUs/acre, minimum front setback 15 ft (average), minimum lot width as low as 22 ft in select cases. § 16.16.040, § 16.16.030.

  • EHV (East Highland Village) — purpose: preserve small‑lot single‑family character; minimum parcel size 5,000 sq ft and maximum density 6.0 DUs/acre; special design guidelines for two‑story units per § 16.16.040(F). § 16.16.020, § 16.16.040.

(For all residential districts, see the full tabular list of allowed accessory uses, home‑business rules, and temporary uses in Table 16.16.030.A.)

Civic / Public districts

  • CC (Civic Center) — purpose: concentrate public/quasi‑public and institutional uses (City Hall, fire station, plazas). Uses and required permit types listed in Table 16.12.030.A; development standards (site area, setbacks, height limits) are in Table 16.12.030.B — e.g., front setback 65 ft, max height 65 ft for civic uses. § 16.12.030.

Commercial districts

  • CG (General Commercial), NC (Neighborhood Commercial), PC (Planned Commercial), VC (Village Commercial) — purpose ranges from auto‑oriented/general retail (CG) to small neighborhood retail/service (NC) and the historic town VC district. Allowed use lists (offices, retail, medical, restaurants, etc.) and whether a use is P/SR/C are in Table 16.20.030.A under § 16.20.030. Many retail/service uses are allowed subject to staff review in various commercial zones. § 16.20.030.

Employment / Industrial districts

  • BP (Business Park), I (Industrial), OP (Office Professional) — manufacturing, labs, and light industrial uses are organized in Table 16.24.030.A. Some manufacturing or hazardous uses are allowed only with a conditional use permit; hazardous‑materials handlers/generators in BP/OP/I are subject to added CUP requirements and hazardous materials management provisions (see § 16.24.030 and § 16.40.130).

Overlay and special districts

  • HDS Overlay (High Density/Subarea) — imposes density caps, special design and sequencing rules and requires any development beyond an established 650‑unit baseline to follow § 16.12.010. Projects in the overlay may have additional streetscape and landscaping requirements. § 16.12.010.

  • Airport Overlay — zones A, B1/B2, C, D, E set maximum nonresidential intensities, lot coverage and compatibility criteria (Table 16.40.410.A). Some uses are outright incompatible in certain safety zones and conditional in others (legend: ▪ incompatible, C conditional, SR compatible). Approvals within the overlay require additional findings about airport safety. § 16.40.410.

Quick reference table (most decision‑relevant standards / sample permitted uses)

District Typical primary uses (decision‑relevant) Key numeric standards (examples, bolded) Code Reference
A/EQ Large‑lot single‑family, equestrian accessory uses Max density 2.0 DU/acre; front setback 35 ft § 16.16.020; § 16.16.040
R-1 Single‑family detached (P); home businesses allowed Max density 6.0 DU/acre; front setback 25 ft; min lot 7,200 sf § 16.16.030; § 16.16.040
R-2 Duplex/townhome types (some SR/C for higher counts) Max density 12.0 DU/acre; front setback 20 ft § 16.16.030; § 16.16.040
R-3 Multifamily apartments (P/SR/C per table) Max density 18.0 DU/acre; front setback 25 ft § 16.16.030; § 16.16.040
R-4 / HDS Higher density multifamily; subject to overlay limits R‑4 20–30 DU/acre; HDS overlay cap after 650 units § 16.16.040; § 16.12.010
R-2C Corridor residential—flexible setbacks for design Max density 9.0 DU/acre; front setback 15 ft (avg.) § 16.16.040; § 16.16.030
CC City/civic: City Hall, fire station, museums (SR) Front setback 65 ft; height 65 ft (examples) § 16.12.030
CG / NC / PC / VC Retail, offices, medical, restaurants (P/SR/C per table) Use permissions vary by district (see table) § 16.20.030
BP / I / OP Business park, light manufacturing, labs Certain hazardous uses require CUP; SR/C coding in table § 16.24.030; hazardous rules § 16.40.130

Practical guidance (how to read the tables and act)

  • First, identify the parcel's zoning on the city zoning map and the corresponding use table (residential/commercial/employment). Use Table 16.16.030.A, Table 16.20.030.A, or Table 16.24.030.A to check whether your proposed land use is P, SR, C, or ▪ (not allowed). § 16.16.030, § 16.20.030, § 16.24.030.

  • If your use is SR, expect to prepare a staff review permit per Chapter 16.08; if C, prepare a Conditional Use Permit application and the findings in § 16.08.050. The planning commission typically decides CUPs after a public hearing.

  • Confirm dimensional standards (setbacks, lot area, lot width, height, coverage) in Table 16.16.040.B (residential) or the applicable development standards chapter for nonresidential projects; link the project's site plan to those standards. See also the city's development standards and landscaping rules referenced in the residential standards. § 16.16.040.

  • Parking requirements are enforced through the off‑street parking chapter; prepare a parking exhibit or parking study if your use's demand exceeds the code schedule. See the city's parking page and HMC § 16.52 references.

  • Projects in overlays (Historic / HDS / Airport) must meet overlay criteria in addition to base zone rules. See the overlay districts guidance and the Airport Overlay criteria in § 16.40.410.

  • Expect design compatibility review or design standards to apply in Village and Corridor districts; check the city's design review program and the relevant district provisions.

  • Accessory Dwelling Units (ADUs) and second units must follow both local ADU rules and state ADU law; consult Highland's ADU page and the California Building Standards Code and California ADU law for building/regulatory requirements. Not all ADU specifics appear in the land‑use tables; verify with the ordinance and ADU chapter. Not found in retrieved materials: any code crosswalk that fully summarizes local ADU numeric allowances; verify with the community development director.

Checklist (what an applicant must satisfy before a land‑use approval)

  • Confirm the parcel's zoning designation and mapped overlays. § 16.08.020.
  • Verify the proposed use's status in the correct use table (P / SR / C / incompatible). § 16.16.030, § 16.20.030, § 16.24.030.
  • Meet numeric site standards (density, setbacks, lot area, height, lot coverage) in Table 16.16.040.B or applicable nonresidential standard tables. § 16.16.040.
  • Provide required parking per HMC § 16.52 and coordinate with the community development director if a parking study is needed.
  • If SR: prepare staff review materials per Chapter 16.08; if C: prepare CUP application with required findings per § 16.08.050.
  • Check overlay restrictions (HDS, Airport, Historic) and include any required safety, landscaping, or streetscape plans. § 16.12.010, § 16.40.410.
  • Include landscaping and water‑efficient irrigation for multiunit projects per residential special standards. § 16.16.040(B)(4–5).

Risks & Ambiguities

Issue Why it matters What to verify
Interpretation of SR vs C in use tables Approval path (administrative staff review vs discretionary public hearing) and submittal requirements differ significantly Confirm symbol legend and required submittals in § 16.16.030, § 16.20.030, § 16.24.030 and with staff.
Overlay restrictions (HDS cap after 650 units) Projects triggering overlay thresholds may require extra review or cannot proceed under base standards Check whether the site lies within the HDS overlay and whether the project counts toward the 650‑unit baseline; see § 16.12.010.
Hazardous materials / industrial uses Some manufacturing or hazardous uses are conditional regardless of base table permission If the use handles hazardous materials, confirm CUP triggers and hazardous‑materials management rules (see § 16.24.030 and § 16.40.130).
Parcel‑specific exceptions (EHV minimum parcel size, R‑2C exceptions) The code contains district‑specific minimum parcel sizes and flex provisions Verify parcel size, whether subdivision is allowed, and any R‑2C modification possibilities (see § 16.16.020 (EHV) and § 16.16.040 notes).
Nonconforming uses and expansions Existing uses may be legally nonconforming and have special expansion rules Consult § 16.08.150 for nonconforming parcels/uses before assuming an expansion is allowed. Not all details are repeated in the use tables; verify with staff.
ADU quantitative/local exceptions vs state law State ADU law can preempt local ordinance provisions; local ADU chapter may not include full state crosswalk Check Highland's ADU chapter and the California ADU law for conflicts; some ADU specifics were Not found in retrieved materials — verify with jurisdiction.

Plain‑English summary

Highland's zoning code lists exactly which uses are allowed in each zone in clear P / SR / C tables. Start by identifying your parcel's zone, check the appropriate table for whether your activity is allowed, then confirm applicable setbacks, density, parking, and any overlay rules; SR uses need staff review, while C uses require a Conditional Use Permit and the findings in § 16.08.050.

Source References

  • Highland Municipal Code, Use tables and residential rules: § 16.16.030 (Uses permitted within residential districts) and Table 16.16.030.A.
  • Highland Municipal Code, Residential site development standards: § 16.16.040 and Table 16.16.040.B.
  • Highland Municipal Code, Conditional use permits: § 16.08.050.
  • Highland Municipal Code, Commercial use table: § 16.20.030 and Table 16.20.030.A.
  • Highland Municipal Code, Employment use table: § 16.24.030 and Table 16.24.030.A.
  • Civic Center district standards: § 16.12.030 and Table 16.12.030.B.
  • Overlay rules (HDS and Airport Overlay examples): § 16.12.010 (HDS context) and § 16.40.410 (Airport Overlay Table 16.40.410.A).
  • Zoning/general plan consistency table: Table 16.08.020.A.
  • Off‑street parking and calculation rules: HMC § 16.52 references and parking calculation notes.
  • Special/temporary uses, special event criteria: § 16.08.120 and Table 16.08.130.A.

Sources

Retrieved passages

  • Highland Zoning Code High relevance
  • Highland Zoning Code (title in) High relevance
  • CBC § 040 High relevance
  • Highland Zoning Code (§ 3.20) High relevance
  • Highland Zoning Code High relevance
  • Highland Zoning Code (§ 2.40) High relevance
  • Highland Zoning Code High relevance
  • Highland Zoning Code (§ 4.20) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Highland?

You can generally build single‑family detached housing as a permitted use in R‑1; accessory structures and home‑based businesses are listed in Table 16.16.030.A, and the site must meet the R‑1 numeric standards (e.g., max 6.0 DUs/acre, front setback 25 ft, minimum lot area commonly 7,200 sf). Check § 16.16.030 and § 16.16.040 for the exact table entries and dimensional rules.

What are Highland setback requirements for residential districts?

Setbacks are district‑specific in Table 16.16.040.B: examples include 35 ft front for A/EQ, 25 ft front for R‑1, 20 ft front for R‑2, and 15 ft (average) for R‑2C. Always confirm the precise lot class and notes in § 16.16.040, since planned developments and specific overlays can modify setbacks.

Is my proposed retail use allowed in the CG zone?

Retail and many service/office uses are listed in Table 16.20.030.A for CG; each specific retail type will show P, SR, or C in the table. Review § 16.20.030 to see whether your exact retail subtype is permitted by right or requires SR or CUP.

Do I need a Conditional Use Permit in Highland?

If the use table for your zone marks the use with C, a Conditional Use Permit is required and the application must satisfy the findings in § 16.08.050 (public hearing before the planning commission; findings include compatibility, public health/safety, utility capacity, and consistency with the general plan). If the table shows SR, you instead follow the staff review permit procedures in Chapter 16.08.

What extra rules apply if my site is in the Airport Overlay?

The Airport Overlay (Table 16.40.410.A) imposes limits on nonresidential intensity (people/acre), maximum lot coverage, and compatibility for specific land types; some uses are incompatible (▪), some are conditional (C), and others are compatible (SR). Projects inside the overlay must meet overlay findings before approval. See § 16.40.410.

How does the HDS overlay affect high‑density housing projects?

The HDS Overlay establishes a baseline and sequencing for high‑density development; the code notes that after 650 units are constructed, any further HDS units require compliance with § 16.12.010 and the overlay's specific procedures and findings. Confirm whether your parcel and project count toward that baseline.

Where are parking requirements defined for a new use?

Off‑street parking calculation rules and schedules are in the parking chapter (HMC § 16.52); the zoning code references those parking requirements and allows the community development director to require a parking study if demand exceeds standard schedules. See the parking rules and consult the city's parking guidance.

Can industrial uses that handle hazardous materials be permitted in BP or I zones?

Yes, but the code states that uses that are or would be "hazardous materials handlers or generators" in business park, office professional, or industrial districts are subject to the conditional use permit procedure regardless of the table entry; they must also comply with hazardous materials management rules (see § 16.24.030).

Do design guidelines apply in the Village Residential or Corridor districts?

Yes. VR aims to preserve historic character and R‑2C encourages streetscape and design consistency; both districts call for design and landscaping submittals and give the planning commission discretion to adjust standards for compatibility. See § 16.16.020 (VR) and § 16.16.040 (R‑2C notes) and the city's design review program.

If a use is not listed exactly in a table, what happens?

The code allows "other uses similar to and no more objectionable than" listed uses to be considered; the planning commission determines the appropriate review path and requirements (see the use‑table notes in the applicable §). If uncertain, verify with planning staff. § 16.16.030 and related table notes. ---

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