Local zoning · Highland

Highland — Zoning

Q: What can I build on an R‑1 lot in Highland?

You can build uses consistent with the R‑1 district: primarily detached single‑family dwellings, small‑lot single‑family detached units and mobilehomes, subject to the R‑1 development standards (max 6 DUs/acre , minimum lot sizes and setbacks as in Table 16.16.040.B). Check § 16.16.020(B) and § 16.16.040 for the numeric limits and applicable notes.

Q: Can I put an ADU on my single‑family lot and what are the rules?

Yes — Highland has a comprehensive ADU/JADU article ( § 16.44.180 ) that allows ministerial approval in many cases. Key local rules include size limits (attached ADU may be up to 50% of the primary dwelling with minima that follow state law, detached ADU sizing rules), 4‑ft side/rear setbacks for many detached ADUs, and parking exceptions where state/local criteria apply. Always follow § 16.44.180 and the California Building Standards Code.

Q: Can a nonconforming business expand in Highland?

Nonconforming uses and structures are regulated by § 16.08.150 ; enlargement, restoration after destruction, and re‑establishment after abandonment are limited by that section. Some limited enlargements for certain residential situations are exempt — review § 16.08.150 and consult the community development director for discretionary determinations.

Q: Are the commercial site standards (lot size, height, FAR) in the code?

Yes — Chapter 16.20 establishes commercial site development minimums (Table 16.20.040.A) with numeric values for CG, NC, PC, VC such as minimum site areas, front setbacks, FAR , and max building heights. See § 16.20.040 .

Q: Who interprets ambiguous zoning rules (e.g., mixed‑use definitions, undefined uses)?

The community development director has responsibility to interpret ambiguous provisions and issue interpretations; that interpretation is appealable under the appeal provisions (see § 16.04.060 and § 16.04.140 ).

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

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Last reviewed: July 2, 2026

Overview

This page explains how Highland's zoning ordinance organizes land into districts, where to find the official zoning map, and the most decision-relevant development limits you will see when working in Highland. It is strictly drawn from the Highland Municipal Code: the city lists the named districts and the numeric site standards, adopts an official zoning map, and prescribes procedures for map/zone changes and special rules such as ADUs and nonconforming uses. See the official list of districts in § 16.04.090 and the residential district rules in § 16.16.020 for the legal descriptions.

What the code does (short)

Creates named zoning districts (residential, commercial, employment, special and overlays) and an official zoning map; changes require public process and findings. § 16.04.090; § 16.08.040.
Implements district-specific development standards (residential site standards appear in Table 16.16.040.B / § 16.16.040).
Provides special programs and ministerial paths (e.g., Accessory Dwelling Units / ADUs) with local objective standards and a 60‑day ministerial review in many cases. See § 16.44.180.

How Highland is divided (official districts)

The ordinance explicitly creates the following districts (actual code list): Planned Development (PD); Public/Quasi‑Public (P/Q); Agricultural Equestrian (A/EQ); Single‑Family (R-1); Two‑Family (R-2); Corridor Residential (R-2C); Multiple‑Family (R-3); Multiple‑Family (R-4); Residential High Density Special Overlay (HDS); Village Residential (VR); East Highland Village (EHV); General Commercial (CG); Neighborhood Commercial (NC); Planned Commercial (PC); Village Commercial (VC); Mixed Use (MU); Business Park (BP); Industrial (I); Office Professional (OP); Open Space (OS); plus several identified Planned Developments (e.g., SPR-006-001 Greenspot Village & Marketplace, PD 13-001 Mediterra, SPA 15-001 Highland Park). The city adopted an official zoning map dated September 26, 2017. § 16.04.090.

Below are district-by-district summaries using the ordinance text (purpose / where the code states it) plus the key numeric standards where the code provides them.

Agricultural Equestrian — A/EQ

Purpose: preserve a rural atmosphere and allow very low density residential uses (max 2 DUs/acre) § 16.16.020(A).
Typical permitted uses: large‑lot single‑family detached residences and equestrian uses (see chapter for accessory rules). § 16.16.020(A).
Key dimensional standards: minimum lot area 20,000 sq ft, minimum front setback 35 ft, minimum rear setback 35 ft (see Table 16.16.040.B and § 16.16.040).
Where it applies: mapped on the official zoning map; boundary rules apply where lots cross district lines § 16.04.090(B).

Single‑Family — R-1

Purpose: protect detached single‑family neighborhoods; allows small‑lot single‑family and mobilehomes, max 6 DUs/acre. § 16.16.020(B).
Permitted uses: single‑family dwellings and accessory structures (see chapter for accessory uses). § 16.16.020(B).
Key dimensional standards: minimum lot area 7,200 sq ft, minimum front setback 25 ft, minimum rear setback 20 ft (Table 16.16.040.B / § 16.16.040).

Two‑Family — R-2

Purpose: provide a more urban residential mix including duplexes and small multiunits; max 12 DUs/acre. § 16.16.020(C).
Key dimensional standards: minimum lot area 7,200 sq ft, front setback 20 ft, rear setback 20 ft; landscaping and site requirements apply for projects of 5+ units. § 16.16.040.

Corridor Residential — R-2C

Purpose: housing along arterial corridors; max 9 DUs/acre. § 16.16.020(D).
Key rules: minimum lot area often 1 acre for certain types, front setback 15 ft (varies—see table and notes), special corridor streetscape and landscaping requirements (35% landscaping for R‑2/R‑2C sites, staff review for two‑story additions within specified distances). § 16.16.040.

Multiple‑Family — R-3 and R-4

Purpose: R-3 targets multifamily with enhanced amenities (max 18 DUs/acre); R-4 is higher density (min 20 / max 30 DUs/acre) for multifamily. § 16.16.020(E–F).
R‑4 includes special architectural and open‑space rules where adjacent to R‑1 zoning (planning commission review of massing). Development standards and unit size minima for multiunit projects are in § 16.16.040 and related subsections.

Residential High Density Special Overlay — HDS

Purpose: encourage higher density multifamily as part of mixed‑use communities (overlay authorizes up to 650 high‑density units by right in specific areas). § 16.16.020(G).
How it works: Overlay lifts/changes entitlement rules in mapped areas — check the overlay map and specific overlay language. Verify map placement with the city clerk's official zoning map. § 16.04.090(C).

Village Residential — VR and East Highland Village — EHV

Purpose: VR to support village‑scale residential; EHV has special design guidelines — two‑story designs and EHV design rules are referenced in the residential standards (see § 16.16.040(F)). EHV maximum density often shown in the residential site table (e.g., 6 DUs/acre). § 16.16.020; § 16.16.040(F).

General Commercial — CG, Neighborhood Commercial NC, Planned Commercial PC, Village Commercial VC

Purpose (commercial chapter): provide locations for retail and service commercial uses and ensure site development standards for safe, attractive commercial activity. § 16.20.010.
Key site limits: Table 16.20.040.A sets minimum site area, minimum widths, front setbacks (commonly 20 ft), max FAR (0.50 typical), and building heights (e.g., CG max height 60 ft, NC 35 ft). See § 16.20.040 and Table 16.20.040.A.

Mixed Use — MU

Purpose: allow vertical/horizontal mixing of residential with retail/office; use and development standards are in Chapter 16.22 (Mixed Use Section). Permitted uses and whether a particular mixed use building is “attached” or “separated” are shown in Table 16.22.030.A. § 16.22.030 / Table 16.22.030.A.

Business Park (BP), Industrial (I), Office Professional (OP)

Purpose: employment districts are intended for office, light industrial, research, manufacturing, and support services; permitted uses and approval types are listed in Chapter 16.24 (Table 16.24.030.A). § 16.24.020–030.

Planned Development — PD

Purpose: site‑specific flexibility for large, phased, mixed use projects; uses and standards are set by the approved development plan and conditions (PD functions like a negotiated zone with a tailored development plan). § 16.12.010(B).

Public/Quasi‑Public (P/Q), Open Space (OS) and other special categories

Purpose and permitted public/institutional uses are contained in their respective chapters; where a district abuts others the code provides boundary and buffer rules. § 16.04.090(B) and the applicable district chapters.

Key residential standards (decision‑relevant table)

This condensed table pulls the most commonly referenced numeric site rules for residential districts. Always confirm edge cases, notes, and footnotes in Table 16.16.040.B and related subsections.

District	Max density (DU/acre)	Min building site (net sq ft)	Typical front setback	Typical rear setback	Code Reference
A/EQ	2.0	20,000	35 ft	35 ft	§ 16.16.020, Table 16.16.040.B (see § 16.16.040)
R-1	6.0	7,200	25 ft	20 ft	§ 16.16.020, Table 16.16.040.B
R-2	12.0	7,200	20 ft	20 ft	§ 16.16.020, Table 16.16.040.B
R-3	18.0	10,000	25 ft	15–20 ft	§ 16.16.020, Table 16.16.040.B
R-4	20–30	1 acre	25 ft	15 ft	§ 16.16.020, Table 16.16.040.B
R-2C	9.0	1 acre (varies)	15 ft (avg. 20 ft in places)	10 ft	§ 16.16.020, Table 16.16.040.B; corridor design rules § 16.16.040.

Notes: Table 16.16.040.B contains qualifiers and footnotes (average setbacks, location‑specific minimum parcel sizes). Always consult the full table and notes in § 16.16.040 for parcel‑specific rules.

Procedural highlights you will use

Official zoning map is adopted and kept by the city clerk (map dated Sept 26, 2017); boundary rules (e.g., centerlines, street lines) govern interpretation where a lot straddles a district. § 16.04.090(B–C).
Zone/map changes and text amendments follow the public hearing process; authority rests with the city council after planning commission recommendation; required findings are enumerated. § 16.08.040.
The city processes design review / development review through the procedures in § 16.08.020 and related chapters; small adjustments and ministerial approvals are possible depending on the permit type. See the development review table and processing rules. § 16.08.020.
ADUs/JADUs: Highland has a detailed ADU article that allows ministerial approval in many cases and specifies size, setbacks (4 ft side/rear in many cases), parking exceptions, and the 60‑day ministerial clock — see § 16.44.180. Link to the city ADU page for practitioners, and remember ADU rules must also comply with the California Building Standards Code. § 16.44.180.

Checklist — what an applicant must satisfy (high level)

Confirm the property’s zoning on the official zoning map (city clerk) and interpret district boundary rules § 16.04.090.
Verify that the proposed use is permitted in that district (permitted, staff review, or conditional) and consistent with the General Plan § 16.08.020.
Meet the district development standards (density, setbacks, lot size, height, lot coverage) from Table 16.16.040.B or the commercial table as applicable § 16.16.040; § 16.20.040 for commercial.
For ADUs, follow the objective ADU rules (ministerial paths and parking exceptions) in § 16.44.180 and supply required utility/service letters.
If your project crosses districts, assemble a plan showing how each portion complies with the applicable district rules and the boundary interpretation rules in § 16.04.090(B).
Where variances, conditional use permits or design review are required, prepare findings and plans consistent with Chapters 16.08 (permits/approvals), and consult Highland Design Review. § 16.08.050 – 16.08.070.

Risks & Ambiguities

Issue	Why it matters	What to verify
District boundary at property line	Slight map placement can change applicable setbacks, uses, and parking	Confirm exact zoning map parcel designation at the city clerk; apply boundary rules in § 16.04.090(B).
Nonconforming use expansion	Some nonconforming uses are limited in how much they can expand; mistaken assumptions cause denial or appeal risk	Check § 16.08.150 for limits on enlargement, discontinuation and restoration; for Civic Center and R‑2C special allowances see the district text.
ADU front‑setback conflicts	Local front setback rules cannot be applied in a way that makes an 800 sq ft ADU impossible (state ADU law interacts)	Use Highland ADU rules § 16.44.180 and confirm where front‑setback application would prevent an 800 sq ft ADU; consult state ADU guidance as needed.
Planned Development (PD) flexibility vs. ambiguity	PDs are site‑specific; the PD conditions control rather than the base zone, so standards vary	Retrieve the specific PD ordinance or PD plan (e.g., PD 13‑001) and cross‑check with § 16.12.010.
Design standards for EHV / corridor areas	Additional design guidelines (streetscape, unit sizes) may add objective requirements beyond table values	Confirm East Highland Village design rules referenced in § 16.16.040(F) and corridor requirements in the R‑2C notes.
Parking ratios vs. ADU exemptions	ADU parking is often exempt under stated conditions; incorrect parking demands delay permits	Confirm ADU parking exceptions in § 16.44.180(5) and commercial parking chapter (Chapter 16.52) as referenced in conditional use permit rules.

Plain‑English summary

Highland's zoning code divides the city into named districts (R‑1, R‑2, R‑3, R‑4, R‑2C, CG, NC, BP, I, PD, overlays, etc.) and sets clear numeric rules (density, setbacks, minimum parcel sizes) that you must meet or get a discretionary permit to change; the official zoning map (adopted 9/26/2017) controls where each district applies and the code provides ministerial paths for ADUs and formal procedures for map or text changes. § 16.04.090, § 16.16.020, § 16.16.040, § 16.44.180.

Source References

Highland Municipal Code — Zoning districts list and map adoption: § 16.04.090.
Highland Municipal Code — Residential development districts and purposes: § 16.16.020.
Highland Municipal Code — Residential site development standards, Table 16.16.040.B and § 16.16.040.
Highland Municipal Code — Official zoning map adoption and boundary rules: § 16.04.090(B–C).
Highland Municipal Code — Amendments to zoning districts and map: § 16.08.040.
Highland Municipal Code — ADUs / JADUs: § 16.44.180 (ministerial review, sizes, setbacks, parking exceptions).
Highland Municipal Code — Commercial site development minimums: § 16.20.040 / Table 16.20.040.A.
Highland Municipal Code — Nonconforming parcels, uses and structures: § 16.08.150.

(If you want the exact ordinance PDF or the official zoning map file used by the city clerk, request it from the city or tell me a parcel/APN and I’ll show which district the ordinance maps it to. Verify parcel‑specific application with the Community Development Director — the code gives the director interpretation authority where ambiguity exists. § 16.04.060.)

Sources

Retrieved passages

CFC § 040 High relevance
Highland Zoning Code (§ 5) High relevance
Highland Zoning Code (§ 1.80) High relevance
Highland Zoning Code (§ 10.80) High relevance
Highland Zoning Code (§ 1.90) High relevance
Highland Zoning Code (§ 16.06.260.) High relevance
Highland Zoning Code (§ 2.40) High relevance
Highland Zoning Code (§ 2.20) High relevance
Highland Zoning Code (chapter to) High relevance
Highland Zoning Code (§ 2.60) Medium relevance
Highland Zoning Code (§ 2.30) Medium relevance
Highland Zoning Code (chapter shall) Medium relevance
CRC § 850 (Title 36) High relevance
Highland Zoning Code (section regarding) High relevance
Highland Zoning Code (§ 16.44.180) Medium relevance
CBC § 66314 (§ 66314) Medium relevance
Highland Zoning Code (§ 11.170) Medium relevance
CPC § 150 (Article 3) Medium relevance
Highland Zoning Code (SECTION 3.) Medium relevance
Highland Zoning Code (§ 2.140) High relevance
CBC § 120 (title or) Medium relevance
Highland Zoning Code (§ 5) Medium relevance
Highland Zoning Code Medium relevance
CBC § 2.220 (§ 2.220) Medium relevance

Cited sections

Official Highland code library

Frequently asked questions

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

You can build uses consistent with the R‑1 district: primarily detached single‑family dwellings, small‑lot single‑family detached units and mobilehomes, subject to the R‑1 development standards (max 6 DUs/acre, minimum lot sizes and setbacks as in Table 16.16.040.B). Check § 16.16.020(B) and § 16.16.040 for the numeric limits and applicable notes.

What are Highland setback requirements for residential zones?

Setbacks are district‑specific and summarized in Table 16.16.040.B (e.g., R‑1 front 25 ft, R‑2 front 20 ft, A/EQ front 35 ft). Consult § 16.16.040 (the table and notes) for exceptions, averages, and parcel‑specific footnotes.

Do I need design review in Highland?

Design review or another form of development review is required according to the project type and district; the development review framework and which applications require design review, staff review, or public hearings are in § 16.08.020. The planning commission and community development director have defined roles in review.

Can I put an ADU on my single‑family lot and what are the rules?

Yes — Highland has a comprehensive ADU/JADU article (§ 16.44.180) that allows ministerial approval in many cases. Key local rules include size limits (attached ADU may be up to 50% of the primary dwelling with minima that follow state law, detached ADU sizing rules), 4‑ft side/rear setbacks for many detached ADUs, and parking exceptions where state/local criteria apply. Always follow § 16.44.180 and the California Building Standards Code.

How do I know which district applies to my parcel?

Use the city's official zoning map (adopted Sept. 26, 2017) and the boundary interpretation rules in § 16.04.090(B); when a lot is cut by a district line, the rules of each district apply to the portion within that district. For ambiguous cases the community development director provides official interpretations. § 16.04.090(B) and § 16.04.060.

Can a nonconforming business expand in Highland?

Nonconforming uses and structures are regulated by § 16.08.150; enlargement, restoration after destruction, and re‑establishment after abandonment are limited by that section. Some limited enlargements for certain residential situations are exempt — review § 16.08.150 and consult the community development director for discretionary determinations.

What if the zoning map needs to change for my project?

A zone change or zoning text amendment follows the amendment procedures in § 16.08.040: initiation, planning commission hearing and recommendation, city council action, and required findings that the change is consistent with the general plan and public welfare.

Are the commercial site standards (lot size, height, FAR) in the code?

Yes — Chapter 16.20 establishes commercial site development minimums (Table 16.20.040.A) with numeric values for CG, NC, PC, VC such as minimum site areas, front setbacks, FAR, and max building heights. See § 16.20.040.

Who interprets ambiguous zoning rules (e.g., mixed‑use definitions, undefined uses)?

The community development director has responsibility to interpret ambiguous provisions and issue interpretations; that interpretation is appealable under the appeal provisions (see § 16.04.060 and § 16.04.140).

Is the official zoning map final?

The official map is adopted by code (dated Sept. 26, 2017) but can be amended through the formal process; boundary rules in § 16.04.090 explain how the map is read at property lines. § 16.04.090(C) and § 16.08.040 for amendments.

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