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Entitlement Processing


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 ReviewReviewing AuthorityPermit FeeTypical Processing Time
Staff ReviewStaff$455-10 days
Design ReviewStaff or Planning Commission$3,450 fixed-$8,500 deposit*60-90 days
Conditional Use PermitPlanning Commission$11,100 deposit*90 days

(* 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.

Business License
All new projects will require a City Business License. Please see the Commercial Business License Application 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 Community Development Director, one representative from the Planning Division, Building & Safety Division, Fire Marshal, Engineering Division, Public Services, and public utility companies as needed. 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 10:00 a.m. 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 in-line commercial center). View Processing & Timeline

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 Processing & Timeline

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, 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 Processing & Timeline