Local zoning · Highland

Highland — Overlay Districts

Overlay Districts under the Highland local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

Overlay districts in Highland are special layers of regulation that sit on top of the conventional zoning map and add extra use limitations, safety criteria, or development standards for specifically designated areas. The Highland Municipal Code expressly establishes at least three overlay-style regulatory programs in Title 16: the Residential High Density Special Overlay (HDS), an Airport Overlay Zone with safety compatibility criteria, and floodplain/area-of-special-flood-hazard controls; each is implemented by discrete HMC chapters and tables and modifies the underlying zone’s rules where shown on the official zoning map. See Highland Zoning for the base district list and to confirm an individual parcel’s map designation § 16.04.090 .

Note: This page summarizes only what the Highland zoning/planning ordinance (Title 16 HMC) says about overlay districts. Verify parcel-specific applicability with the official zoning map and the Community Development Department. See Highland Land Use and Highland Zoning for context.

How this page uses Highland links

The first time the topics below are mentioned they are linked to Highland menu pages you’ll find useful (parking, setbacks/development standards, design review, ADUs, and the state building code are linked where they naturally appear).

District-by-district breakdown

Residential High Density Special Overlay (HDS)

  • Purpose: The HDS is designed to enable higher-density multifamily housing as part of mixed-use or larger developments to meet regional housing goals. It is intended to allow by-right higher density where mapped to encourage proximity to retail/office uses § 16.16.020(G) .
  • Typical permitted uses: Multifamily residential at higher densities consistent with R-4 standards (see below). The HDS allows high-density multifamily housing to be constructed “by right” up to the stated cap § 16.16.020(G) .
  • Key dimensional / intensity standards:
    • Density: 20–30 dwelling units per acre permitted by right in the HDS; the HDS references the R-4 development standards for site controls § 16.16.020(G) and Table 16.16.040.B .
    • R-4 standards referenced: apply to lot area, lot width, front/side/rear setbacks, and minimum open space; see Table 16.16.040.B for the numeric standards (front setback often 25 ft, minimum rear 15 ft, etc.) § 16.16.040 and Table 16.16.040.B .
    • Unit cap: The ordinance limits HDS units constructed by right to 650 units under the ordinance’s effective date; any further HDS construction is subject to additional approval per § 16.12.010 § 16.16.020(G) .
  • Where it applies: Only where the official zoning map shows the HDS overlay; consult the official map at the City Clerk or Community Development offices; the zoning map is adopted and kept current per § 16.04.090(B)(3) .
  • Practical guidance: If your parcel is in HDS, treat the proposal as an R-4 project for setbacks, parking, and design standards (see Highland Development Standards and Highland Parking) but expect additional policy-level scrutiny tied to the HDS intent and the 650-unit cap § 16.16.020(G) .

Airport Overlay Zone and Safety Compatibility (San Bernardino International / Redlands influence)

  • Purpose: The Airport Overlay Zone establishes land-use compatibility rules and safety criteria for areas affected by nearby airport operations; it exists to protect aviators, the public, and the airport’s viability § 16.40.410(A) .
  • Structure: The overlay divides the affected area into safety categories A, B1, B2, C, D, E (Runway Protection Zone, Departure/Inner Safety, Inner Turning, Outer Safety, Traffic Pattern, Airport Influence) and assigns compatibility rules and approval processes per zone § 16.40.410(C) and Table 16.40.410.A .
  • Typical permitted / prohibited uses: Table 16.40.410.A lists uses as incompatible (symbol ▪), conditional (“C”), or compatible without special safety conditions (“SR”) by safety zone. For example:
    • Zone A (Runway Protection) generally lists most uses as incompatible (▪) and sets maximum lot coverage 0% and max nonresidential intensity 10 people/acre in the table’s headings Table 16.40.410.A and the text § 16.40.410(D) .
    • In Zones B1–D the table shows staged allowances (e.g., retail or assembly may be conditional or incompatible depending on zone) and explicit FAR/lot coverage/intensity caps for conditional approvals Table 16.40.410.A .
  • Locational rule: The overlay applies to the areas shown on the official zoning map and the ordinance refers permit applicants to the Redlands Municipal Airport Land Use Compatibility Plan for additional limits § 16.40.410(B) .
  • Review requirements: All land-use applications in the overlay are subject to the specific findings and review procedures in § 16.40.410(E–F); the approving authority must find the use will not adversely affect public safety or airport viability before approval § 16.40.410(E–F) .
  • Practical guidance: If your site lies within an airport safety zone, consult Table 16.40.410.A early — it determines whether your use is outright incompatible, conditional, or allowed subject to staff review — and prepare noise/safety studies and FAR/coverage data as required § 16.40.410(D) .

Floodplain / Areas of Special Flood Hazard (Chapter 16.76)

  • Purpose: The flood chapter establishes mandatory controls in FEMA-designated areas of special flood hazard within Highland to reduce flood risk and to maintain the city’s NFIP eligibility § 16.76.030(A–B) .
  • Applicability & map: The chapter adopts the FEMA Flood Insurance Study and FIRM maps by reference (2008 FIS/FIRMs and amendments) and says the study/maps are on file at City Hall § 16.76.030(B) .
  • Development controls:
    • Development permit required for any construction in the areas identified § 16.76.040(C) and § 16.76.050 sets minimum construction standards such as elevation, anchoring, and floodproofing § 16.76.050(A) .
    • Residential elevation standard: Lowest floor must be elevated one foot above BFE in AE and A1–A30 zones; in unnumbered A zones the requirement is two feet above BFE § 16.76.050(A)(3)(a) .
    • Certifications: Elevation/floodproofing must be certified by a registered civil engineer or licensed land surveyor and submitted to the floodplain administrator § 16.76.050(A)(3) .
  • Practical guidance: A building permit in a floodplain will always be paired with the development permit and elevation/floodproofing certifications; consider the additional costs and technical studies when planning site improvements § 16.76.040–050 .

Key decision table (quick reference)

Overlay / Topic Most relevant rule or limit Code Reference
HDS (Residential High Density Special Overlay) — density allowed 20–30 du/acre; R-4 standards apply; 650-unit by‑right cap Density and R-4 standards; additional approvals after 650 units § 16.16.020(G)
Airport Overlay — safety zones A–E; certain uses incompatible in zones; table assigns coverage, FAR, intensity caps Use compatibility table and conditional findings for approvals § 16.40.410(D) and Table 16.40.410.A
Floodplain / Areas of Special Flood Hazard — development permit required; elevation: +1 ft BFE in AE/A1–A30; +2 ft in unnumbered A zone; certifications required Elevation, floodproofing, anchoring, certification § 16.76.040–050
Underlying zone standards (setbacks, lot coverage) — use R-4 where HDS applies; consult table for numeric setbacks (e.g., front setback ~25 ft, rear ~15 ft) Residential site development standards Table 16.16.040.B Table 16.16.040.B / § 16.16.040

Checklist (what an applicant must satisfy before construction in an overlay)

  • Confirm whether the parcel is mapped in an overlay on the official zoning map (City Clerk / Community Development) per § 16.04.090(B)(3) .
  • Determine the underlying base zone and applicable numeric standards (setbacks, lot area, FAR) — if HDS, apply R-4 site standards and density rules § 16.16.020(G) and Table 16.16.040.B .
  • For sites in the Airport Overlay, check the specific safety zone (A–E) and Table 16.40.410.A to verify whether the proposed use is compatible, conditional, or incompatible § 16.40.410(D) .
  • For sites in flood hazard areas, obtain a development permit under Chapter 16.76, provide elevation/floodproofing plans, and obtain required certifications § 16.76.040–050 .
  • Prepare and submit any studies or findings required by the overlay (safety/noise for airport zones; flood studies for floodplain; consistency analysis for HDS). See the procedural rules in Chapters 16.08 and 16.04 for review steps § 16.08.020; § 16.04.090 .
  • Confirm parking requirements and layout under local parking rules and provide required counts — overlay restrictions do not waive parking; see Highland Parking and Table references (verify with Community Development) Verify with the jurisdiction.
  • If design review, variances, or conditional use permits are needed, follow the review procedures in Chapter 16.08 and Highland Design Review pages § 16.08.020 .

(Links you will need while preparing submittals: Highland Development Standards, Highland Parking, Highland Design Review, Highland ADUs, and the California Building Standards Code.)

Risks & Ambiguities

Issue Why it matters What to verify
Overlay map boundaries for a parcel Whether an overlay applies changes permitted uses, intensity, and review steps (e.g., HDS density or Airport incompatibility) Confirm official zoning map (City Clerk / Community Development) and exact overlay symbol § 16.04.090(B)(3)
Which safety zone applies (Airport Overlay A–E) Determines whether your use is incompatible, conditional, or allowed and what intensity/coverage caps apply Ask Community Development for mapping and reference Table 16.40.410.A and the Redlands Municipal ALUCP per § 16.40.410(B)
Applicability of R-4 standards inside HDS HDS defers to R-4 standards, but some HDS conditions or caps (650-unit rule) add nuance Confirm which R-4 numeric standards apply on your parcel and whether the HDS unit cap has been reached § 16.16.020(G)
Flood elevation and certification details Elevation/floodproofing affects foundation type, cost, insurance, and feasibility Confirm FEMA zone, BFE, and required engineer/surveyor certifications under Chapter 16.76 § 16.76.040–050
Interplay with other city controls (setbacks, parking, design review) Overlays modify or add to (but do not replace) development standards — you must comply with both Verify underlying zone standards in Table 16.16.040.B, parking requirements, and design review thresholds Table 16.16.040.B; § 16.08.020

Plain-English Summary

Highland’s overlays (the HDS overlay, the Airport Overlay, and the floodplain controls) add location‑specific rules on top of the base zoning: HDS allows by‑right high‑density multifamily using R‑4 rules (but with a 650‑unit cap), the Airport Overlay restricts or conditions uses near flight paths by safety zone, and the floodplain chapter requires development permits and elevation/floodproofing. Always check the official zoning map and the specific HMC section that applies to your parcel before preparing plans § 16.16.020(G); § 16.40.410; Chapter 16.76 .

Information Gaps

  • Exact parcel-level overlay boundaries (map) and whether the 650-unit HDS cap has been reached on the ground — Not found in retrieved materials; confirm with Community Development and the City Clerk (official zoning map) § 16.04.090(B)(3) .
  • Any more recent amendments, map updates, or administrative determinations after the ordinances in the retrieved file — Not found in retrieved materials; verify current status with the city.
  • Detailed procedural checklists or fee schedules for overlay reviews and required technical study templates — Not found in retrieved materials; contact City for submittal checklists and application forms.

Source References

  • HMC Title 16, Chapter 16.04 (Administration) — zoning map adoption and district boundary rules § 16.04.090(B) .
  • HMC Chapter 16.16 (Residential Districts) — Residential High Density Special Overlay (HDS) description and relation to R-4 standards § 16.16.020(G) .
  • HMC Table 16.16.040.B — Residential Site Development Standards (R‑4 numeric standards referenced by HDS) Table 16.16.040.B / § 16.16.040 .
  • HMC § 16.40.410 — Airport Overlay Zone and Safety Compatibility; compatibility table and review rules § 16.40.410 and Table 16.40.410.A .
  • HMC Chapter 16.76 — Floodplain / Areas of Special Flood Hazard: development permit, elevation, floodproofing, and certification requirements § 16.76.030–050 .
  • HMC Chapter 16.08 — permits and development review process referenced for procedural steps § 16.08.020 .

Sources

Retrieved passages

  • Highland Zoning Code (§ 4.20) High relevance
  • CFC § 11.160 (§ 11.160) Medium relevance
  • Highland Zoning Code (§ 1.90) Medium relevance
  • CFC § 040 Medium relevance
  • Highland Zoning Code (§ 1.80) Medium relevance
  • Highland Zoning Code Medium relevance
  • Highland Zoning Code (§ 5) Medium relevance
  • Highland Zoning Code (§ 4.40) Medium relevance
  • Highland Zoning Code Medium relevance
  • Highland Zoning Code Medium relevance
  • Highland Zoning Code Medium relevance
  • Highland Zoning Code (chapter to) Medium relevance

Cited sections

Frequently asked questions

What does the HDS overlay let me build on my Highland parcel?

The HDS overlay allows higher‑density multifamily housing by right — specifically 20–30 dwelling units per acre — but directs that development to follow the R‑4 development standards (setbacks, lot coverage, etc.). Note that a 650‑unit by‑right cap is written into the ordinance; any construction beyond that cap requires additional approval per § 16.12.010 § 16.16.020(G) .

How do I know whether my lot is in an Airport Overlay safety zone and what that means?

The official zoning map identifies which parcels fall into the Airport Overlay safety zones A–E. Each zone has compatibility rules in Table 16.40.410.A that mark uses as incompatible (▪), conditional (C), or compatible (SR). If your parcel is in a covered zone, certain uses may be prohibited or require conditional approval under § 16.40.410(D–F) .

If my property is in a flood hazard area, what extra steps are required?

You must obtain a development permit under Chapter 16.76 and submit elevation/floodproofing plans; residential lowest-floor elevation is typically 1 foot above BFE in AE zones (or 2 feet in certain unnumbered A zones), and a licensed engineer or surveyor must certify elevations § 16.76.040–050 .

Do overlay rules replace the underlying zoning setbacks and parking requirements?

No. Overlay rules add or modify controls but do not automatically replace underlying zone standards. For example, HDS defers to R‑4 standards for setbacks and site controls; parking still applies per the city’s parking rules — always check Table 16.16.040.B and Highland Parking and Highland Development Standards for the numeric requirements Table 16.16.040.B .

What approvals will the city require if a proposed use is “conditional” in an airport safety zone?

A conditional result in Table 16.40.410.A means the use can be allowed only if the project meets the stated FAR, lot coverage, intensity limits, and safety findings in § 16.40.410(D–F). Expect application materials to include the data necessary to show compliance (FAR, occupancy/intensity figures, and safety/noise analyses) § 16.40.410(D–F) .

Does being in the HDS overlay speed up or slow down the review process?

HDS provides by‑right density where mapped — that can simplify entitlements for qualifying multifamily projects — but projects still must comply with development review procedures, design standards, parking, and any other applicable chapters in Title 16. If the 650‑unit by‑right allocation has been exhausted, additional approvals are required § 16.16.020(G) and Chapters 16.04/16.08 for procedures § 16.04.090; § 16.08.020 .

Can an overlay force me to build higher foundations or floodproofing?

Yes — if your property is in a FEMA‑designated flood hazard area subject to Chapter 16.76, the ordinance requires specific elevation (e.g., +1 ft BFE) or floodproofing and certification by an engineer/architect for nonresidential structures § 16.76.050(A)(3) .

Where does the ordinance point me for detailed airport land‑use limits beyond the city code?

The Airport Overlay section explicitly references the Redlands Municipal Airport Land Use Compatibility Plan for additional limitations near the Redlands airport and the San Bernardino International Airport influence § 16.40.410(B) — obtain that ALUCP for detailed mapping and criteria § 16.40.410(B) .

More in Highland code

Ask about any Highland property

Get a cited, plain-English answer on Highland zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Highland zoning topics

Highland Zoning

Highland Land Use

Highland Development Standards

Highland Parking

Highland Design Review

Highland Historic Preservation

Highland Signage

Highland Nonconforming Uses

Highland Variances and Exceptions

Highland Landscaping and Screening

Highland overview