Local zoning · Highland
Highland — Signage
Signage under the Highland local zoning and planning code, with the controlling citations.
Last reviewed: July 2, 2026
Overview
This page summarizes what the Highland Municipal Code (HMC) requires for signs inside the City of Highland. It covers the sign chapter (Chapter 16.56) and how the rules apply across Highland’s zoning districts (e.g., R-1, CG, PC, VC, MU, BP, I, PD) and special areas like the Village Commercial District. For related project work you will likely need to coordinate sign plans with site-level rules—see parking, development standards, and design review for how signs are reviewed in larger projects. (See HMC § 16.56.010 and § 16.56.020 for intent and administration.)
District-by-district sign rules (Highland-specific)
Note: the code groups many sign rules by sign type and by a small set of zoning categories. Below I list the actual Highland district names from the code and then summarize the sign rules that apply to each district. The zoning district list is adopted in HMC § 16.04.090 (Single-Family R-1, Two-Family R-2, Multiple-Family R-3/R-4, CG, NC, PC, VC, MU, BP, I, PD, etc.)
Residential districts — R-1, R-2, R-3, R-4, VR
- Purpose & typical uses: housing (single-family, two-family, multi-family) per § 16.16; signage is generally limited to neighborhood, temporary, directional and real-estate signs.
- Key sign standards:
- Neighborhood identification (monument) allowed for developments of four or more units: maximum 24 sq ft sign face; overall height 5.5 ft; sign copy height max 4 ft (§ 16.56.100, Table 16.56.100.A).
- Building-mounted neighborhood signs allowed (on-site clubhouse/office): up to 1 sq ft per linear foot of building frontage, up to 30 sq ft (§ 16.56.100).
- Temporary residential signs (real-estate, garage/yard sale): typically 6 sq ft and 5 ft high (see Table 16.56.050.E) and specific timing/number rules apply (§ 16.56.050).
- Where it applies: all residential zoning districts identified in § 16.04.090 (see zoning list).
General Commercial — CG, Planned Commercial — PC, Mixed Use — MU, Planned Development — PD
- Purpose & typical uses: centers for retail, services, offices (see § 16.20).
- Key sign standards:
- Building-mounted identification signs: total wall sign area limited to 10% of the face area or 100 sq ft, whichever is less (Table 16.56.070.A); design/letter height standards for multistory buildings (§ 16.56.070).
- Monument / pedestal (freestanding) permitted in commercial/office/industrial zones (Table 16.56.060.A)—dimensions and landscaping requirements apply; monument signs must be in a landscaped planter equal to the sign face area (§ 16.56.060).
- Freeway-oriented community business signs (on-site/off-site but not billboards) are eligible in CG, PC, PD, MU with special review; maximum 25 ft height and 200 sq ft face unless a flag test/comp plan allows larger (§ 16.56.150).
- Electronic changeable-copy signs allowed only after planning commission review and generally only as part of freeway-oriented signs or comprehensive sign programs in these districts (§ 16.56.160).
- Window signs for these zones: aggregate window signage limited to 25% of the window area; one window sign per frontage unless other criteria (§ 16.56.080).
- Where it applies: within the defined commercial and mixed-use districts in the zoning map (§ 16.04.090, 16.20).
Village Commercial District — VC (Highland’s historic townsite)
- Purpose & typical uses: small, historic commercial core; special rules to protect historic character (see § 16.20.020 and § 16.56.140).
- Key sign standards:
- Signs treated as historically sensitive: materials, color, scale and letter style must harmonize with historic architecture; illuminated signs limited to minimum readable illumination; freestanding signs must be in landscaped areas sized to the sign face (§ 16.56.140).
- Historic and Cultural Preservation Board reviews and makes recommendations; Community Development Director issues permits for VC (§ 16.56.140(A)).
- Where it applies: the Village Commercial District shown on Highland’s zoning map; signs in VC are subject to historic-preservation review procedures and design guidance.
Business Park — BP, Office Professional — OP, Industrial — I
- Purpose & typical uses: employment centers, offices and industrial uses (see § 16.20 and business park chapter).
- Key sign standards:
- Monument, pedestal and building-mounted sign rules apply (Tables for monument and building-mounted signs in § 16.56.060 and § 16.56.070). Landscaped bases required for freestanding signs (§ 16.56.060, § 16.56.040).
- Directory and directional signage rules apply citywide (§ 16.56.110, § 16.56.130).
- Where it applies: BP/OP/I zoning districts as adopted in § 16.04.090.
Planned Development — PD
- PD projects typically must include a coordinated sign program as part of project approvals; PDs can negotiate sign area and placement through a comprehensive sign program and planning commission review (§ 16.56.180; PD descriptions at § 16.12).
Quick reference table — most decision-relevant standards
| Sign type | Decision-relevant limit / rule | Code reference |
|---|---|---|
| Temporary signs (general commercial) | TSP required if over 6 sq ft; storefront banner aggregate ≤ 10% of storefront or 100 sq ft, 3×30-day periods per year (§ 16.56.050) | § 16.56.050 |
| Temporary signs (residential) | Real-estate/garage sale signs 6 sq ft, 5 ft high; directional limits in Table 16.56.050.E | § 16.56.050 (Table 16.56.050.E) |
| Building-mounted signs | Aggregate wall signs ≤ 10% of wall face or 100 sq ft (whichever is less) (Table 16.56.070.A) | § 16.56.070 |
| Monument/pedestal signs | Monument sizing per Table 16.56.060.A; base landscaping equal to sign face area (§ 16.56.060) | § 16.56.060 |
| Freeway-oriented community business signs | Max 200 sq ft face and 25 ft height unless flag test / comp program allows larger (§ 16.56.150) | § 16.56.150 |
| Window signs | Window signs ≤ 25% of window area; neon limits (Table 16.56.080.A/B) | § 16.56.080 |
| Electronic changeable-copy | Allowed only after planning commission review in CG/PC/PD/MU and usually as part of comprehensive sign program (§ 16.56.160) | § 16.56.160 |
| Comprehensive sign program | Required for new multi-tenant/nonresidential developments; reviewed by Planning Commission; must include plot plan, sign sizes, lighting plan, design standards (§ 16.56.180) | § 16.56.180 |
| Prohibited signs | Animated/moving, flashing, portable signs, signs in right-of-way, pole-mounted signs (except some grandfathered) (§ 16.56.020(J)) | § 16.56.020(J) |
Practical guidance / plain-English synthesis
- If your project is a small storefront in CG, your default path is to prepare a sign permit application for building-mounted and/or temporary signage; adhere to the 10%/100 sq ft wall rule and 25% window rule, and expect the Community Development Director to review routine permits (§ 16.56.020(E), § 16.56.070, § 16.56.080).
- For a multi-tenant center, shopping center, office park or any development with multiple signs you will very likely need a comprehensive sign program approved by the Planning Commission; the program lets you bundle sign types, but you must submit plot plans, lighting levels and a full sign schedule (§ 16.56.180).
- Historic-area proposals in the Village Commercial District must satisfy the additional historic design criteria and the Historic and Cultural Preservation Board will advise staff; expect tighter material/color/scale scrutiny (§ 16.56.140) — coordinate with the city’s historic-preservation process.
- Electronic, animated, or audible signs are generally prohibited unless specifically allowed by the code (electronic signs are narrowly permitted only after commission review in certain zones) (§ 16.56.020(J); § 16.56.160).
Related internal pages you should open early in a project: the Highland development standards, the design review rules that flag signs as reviewable, the parking rules (directional signs), the overlay districts and historic preservation guidance that affect design, plus landscaping and screening because freestanding signs require landscape bases. If your sign will need building permits or structural calculations, coordinate with the California Building Standards Code. (These are the in-app internal links you should use when preparing submittals.)
Checklist — what an applicant must satisfy (project-level)
- Confirm zoning district (refer to HMC § 16.04.090) and whether site is in VC or any overlay that imposes extra rules.
- Determine whether a comprehensive sign program is required (multi-tenant, new PD, facade remodel >25% or intensification) — see § 16.56.180.
- Prepare and submit accurate plot plan with building footprints, parking, driveways, and all sign locations, sizes, heights and lighting sources (§ 16.56.180(B)(1–3)).
- For temporary signage, secure a Temporary Sign Permit if sign > 6 sq ft (or comply with allowed brief displays) (§ 16.56.050).
- Provide owner’s written authorization for signs on private property (HMC requires owner authorization) (§ 16.56.020(D)).
- Show illumination levels and shielding; be prepared to reduce brightness if director finds illumination excessive (§ 16.56.040(G)).
- If proposing an electronic sign, confirm eligibility (CG/PC/PD/MU) and obtain Planning Commission approval (§ 16.56.160).
- For signs in the Village Commercial District, prepare historically-sensitive designs and expect Historic Board review (§ 16.56.140).
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Nonconforming pole-mounted signs | Pole signs are generally prohibited for new installations; older legal ones are tightly limited and cannot be expanded (§ 16.56.182) | Check whether an existing pole sign is legal nonconforming and whether the allowed maintenance/repair limits or historical exception (VC) apply (§ 16.56.182). |
| Freeway-oriented sign area/height exceptions | Code caps at 200 sq ft / 25 ft, but exceptions exist only via comprehensive sign program and a public flag test (§ 16.56.150, § 16.56.180) | If you need larger, verify acceptance of a flag test, prepare photo-simulations, and seek planning commission approval. |
| Electronic/animated signage | Most animated/flashing/audible signs are prohibited (§ 16.56.020(J)) and electronics allowed only under narrow conditions (§ 16.56.160) | Confirm whether your electronic sign is part of an allowed freeway-oriented sign or comp sign; expect Planning Commission review. |
| Historic district compatibility | VC requires special material/color/scale rules and Historic Board recommendation (§ 16.56.140) | Work with the Historic & Cultural Preservation Board and the Community Development Director early. |
| Right-of-way placement | Signs in the public right-of-way are generally prohibited unless expressly allowed by code or state law (§ 16.56.040(5)) | If you propose a banner/overhang or kiosk in the ROW, verify encroachment permits and city banner program requirements. |
Plain-English Summary
Highland’s sign rules are in Chapter 16.56: small residential signs (real-estate, yard sale) are allowed with modest size limits, retail and office signs are limited by percentage-of-façade and fixed square-foot caps, multi-tenant centers usually must file a comprehensive sign program, and historic-area signs in the Village Commercial District face stricter design review. Animated/flashing signs are mostly banned. Always verify with the Community Development Director whether Planning Commission review is required.
Source References
- HMC Chapter 16.56 — Sign regulations: Intent, administration, prohibited signs, sign standards, temporary signs, building-mounted signs, under-canopy signs, window signs, kiosk, freeway-oriented signs, comprehensive sign program, nonconforming pole signs. See § 16.56.010, § 16.56.020, § 16.56.040, § 16.56.050, § 16.56.060, § 16.56.070, § 16.56.080, § 16.56.110, § 16.56.140, § 16.56.150, § 16.56.160, § 16.56.170, § 16.56.180, § 16.56.182.
- Highland Zoning districts list and district purposes: § 16.04.090, § 16.16 (residential districts), § 16.20 (commercial districts).
- Design review tie-ins (signs as a design-review trigger): § 16.08.090.
- California Building Standards Code (for building-permit/structural/illumination coordination): consult the California Building Standards Code and coordinate with Building & Safety for permits (building/electrical). Not stated in HMC: structural permit thresholds — verify with building division.
Sources
Retrieved passages
- Highland Zoning Code (§ 3) High relevance
- Highland Zoning Code (§ 3) High relevance
- Highland Zoning Code (chapter shall) High relevance
- Highland Zoning Code (§ 3) Medium relevance
- Highland Zoning Code (§ 3) Medium relevance
- Highland Zoning Code (chapter including) Medium relevance
- Highland Zoning Code (chapter arises) Medium relevance
- Highland Zoning Code (§ 3) Medium relevance
- Highland Zoning Code (§ 3) High relevance
- Highland Zoning Code (§ 3) High relevance
- Highland Zoning Code (§ 16.56.150.) High relevance
- Highland Zoning Code High relevance
- Highland Zoning Code (§ 3) High relevance
- Highland Zoning Code High relevance
- Highland Zoning Code (§ 3) High relevance
- Highland Zoning Code High relevance
- Highland Zoning Code (§ 2.20) Medium relevance
- Highland Zoning Code Medium relevance
- Highland Zoning Code Medium relevance
- Highland Zoning Code (§ 1.90) Medium relevance
- Highland Zoning Code Medium relevance
- Highland Zoning Code (§ 1.180) Medium relevance
- Highland Zoning Code (§ 1.80) Medium relevance
- Highland Zoning Code (§ 5) Medium relevance
- Highland Zoning Code (§ 3) High relevance
- Highland Zoning Code Medium relevance
- Highland Zoning Code (§ 3) Medium relevance
- Highland Zoning Code (§ 3) Medium relevance
- Highland Zoning Code Medium relevance
- Highland Zoning Code Medium relevance
- Highland Zoning Code (§ 2.80) Medium relevance
Cited sections
- HMC Chapter 16.56 — Sign regulations: Intent, administration, prohibited signs, sign standards, temporary signs, building-mounted signs, under-canopy signs, window signs, kiosk, freeway-oriented signs, comprehensive sign program, nonconforming pole signs. See § **16.56.010**, § **16.56.020**, § **16.56.040**, § **16.56.050**, § **16.56.060**, § **16.56.070**, § **16.56.080**, § **16.56.110**, § **16.56.140**, § **16.56.150**, § **16.56.160**, § **16.56.170**, § **16.56.180**, § **16.56.182**. (Chapter 16.56)
- Highland Zoning districts list and district purposes: § **16.04.090**, § **16.16** (residential districts), § **16.20** (commercial districts).
- Design review tie-ins (signs as a design-review trigger): § **16.08.090**.
- California Building Standards Code (for building-permit/structural/illumination coordination): consult the California Building Standards Code and coordinate with Building & Safety for permits (building/electrical). Not stated in HMC: structural permit thresholds — verify with building division.
- Highland_ZoningCode.md
- 2025 California Building Code.md
Frequently asked questions
Do I need a sign permit in Highland?
Yes — unless an exemption applies, a sign permit (or temporary sign permit for certain short-term signs) is required before placing a sign. See HMC § 16.56.020 (permits required) and the temporary sign rules in § 16.56.050.
What are Highland’s rules for temporary business banners?
Temporary banners larger than 6 sq ft generally require a Temporary Sign Permit. For storefront banners, the aggregate cannot exceed 10% of the storefront area or 100 sq ft, and businesses get three 30-day periods per year (total 90 days) unless otherwise approved — see § 16.56.050.
How big can a wall sign be on my Highland storefront?
Wall signs are limited to the lesser of 10% of the building face or 100 sq ft for building-mounted identification signs (Table 16.56.070.A and related notes) — see § 16.56.070.
Are electronic or changeable message signs allowed?
They are not generally allowed everywhere. Electronic changeable-copy signs require Planning Commission review and are limited to freeway-oriented/community business signs in CG, PC, PD, and MU districts or as part of an approved comprehensive sign program (§ 16.56.160). Animated or frequently changing signs are otherwise prohibited (§ 16.56.020(J)).
Does Highland allow pole signs or billboards?
New pole-mounted signs and off-site advertising (billboards) are generally prohibited; exceptions are tightly constrained (nonconforming pole signs rules at § 16.56.182, and off-site displays handled by § 16.56.190/kiosk rules). See § 16.56.020(J) and § 16.56.182.
What are the rules for signs in Highland’s historic Village Commercial District?
Signs in the Village Commercial District must harmonize with historic architecture (materials, colors, scale, letter style), be minimally illuminated, and avoid covering historic features; the Historic & Cultural Preservation Board reviews proposals and staff issues permits (§ 16.56.140).
Who reviews sign permits in Highland?
The Community Development Director processes most routine sign permits (temporary signs, window signs, many building-mounted and monument signs); the Planning Commission reviews comprehensive sign programs, freeway-oriented signs, electronic changeable-copy signs, and oversized flags (§ 16.56.020(E)).
If I have a multi-tenant center, do I need a coordinated sign program?
Yes. A comprehensive sign program is required for new nonresidential multi-tenant developments and in some renovation/intensification cases; the program is reviewed by the Planning Commission and must include a plot plan, sign sizes, lighting, lettering/materials, and findings showing compatibility (§ 16.56.180).
Can a temporary political sign be placed without the property owner’s written permission?
Temporary political signs require the applicant to self-certify that they obtained property owner permission — the written-authorization rule has a narrow exception for temporary political signs (§ 16.56.020(D)).
What happens if my sign becomes dilapidated or abandoned?
The building official may order repair or removal of unsafe or deteriorated signs; abandoned or illegal signs may be removed by the city after notice and costs charged to the property owner (§ 16.56.040(H); § 16.56.020(K)).
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