A land use "entitlement" is generally described as approval by the City to introduce a new or expanded land use activity on a particular site. A new or expanded use will require one or more of the following permits/licenses:
|Type of Review||Reviewing Authority||Permit Fee||Typical Processing Time|
|Conditional Use Permit||Planning Commission||$12,300 deposit||90 days|
|Design Review||Staff or Planning Commission||$3,965 fixed and $9,900 deposit||60 to 90 days|
|Staff Review||Staff||$53||5 to 10 days|
Note Conditional Use Permit and Design Review: for projects deemed to be less complex after review by the Project Review Committee, the amount of the initial deposit can be reduced by the Community Development Director.
The Highland Municipal Code determines which permits will be required for a project.
All new projects will require a City Business License. Please see the Commercial Business License Application (PDF) for more information.
Project Review Committee (Free Pre-application Process)
All new development applications require a pre-application consultation with the Project Review Committee (free of charge). The Project Review Committee consists of the:
- Building and Safety Division
- Community Development Director
- Engineering Division
- Fire Marshal
- One representative from the Planning Division
- Public Services
- Public utility companies
The Committee is charged with reviewing all project technical design features to ensure public health, safety, and general welfare and it makes recommendations to the Planning Division staff. The Project Review Committee meets every Thursday at 10 am with at least a week’s notice by potential applicants.
Staff Review Entitlement
Intended to control the establishment and operation of new and existing development in the commercial, employment and multi-family zone districts, whose potential impacts and relative compatibility to the surrounding land use is generally well known (i.e. establishment of a new restaurant within an existing inline commercial center). View Processing and Timeline page for more information.
Design Review Entitlement
All new commercial, industrial, institutional, and residential projects of four or more dwelling units involving the issuance of a building permit for construction or reconstruction of a structure (i.e. new construction on vacant property, addition or reconstruction of projects equal to 50% or more of floor area, substantial change or intensification of land use, etc.). View our Processing and Timeline page for more information.
Conditional Use Permit Entitlement
Intended to control the establishment of those uses which have some special impact or uniqueness, such that their effect on the surrounding environment cannot be determined in advance of the use being proposed for a particular location (i.e. construction of a commercial center on a vacant lot). The Conditional Use Permit application provides for the review of the location and design of the proposed use, the configuration of improvements, potential impact on the surrounding area, and the evaluation of the use based on fixed and established standards. The review also determines whether the proposed use should be permitted by weighing the public need for and benefit to be derived from the use against any adverse impact it may cause. New construction projects will also require a Design Review Permit.
View our Processing and Timeline page for more information.