City of Highlands

Building in the City of Highlands
Highlands, California, is a charming and peaceful community nestled in the San Bernardino Mountains, offering a perfect blend of natural beauty, outdoor recreation, and a close-knit atmosphere. Known for its scenic mountain views, lush forests, and crisp, cool climate, Highlands attracts residents looking for a tranquil retreat while still being within reach of the amenities and conveniences of the Inland Empire and the greater Los Angeles area. The city features a mix of cozy single-family homes, cabins, and mountain estates, making it an ideal place for families, retirees, and nature enthusiasts seeking a peaceful lifestyle away from the hustle and bustle of city life.

Highlands is a paradise for outdoor lovers, offering a variety of recreational opportunities, including hiking, camping, fishing, and wildlife watching in the nearby San Bernardino National Forest. The community also benefits from its proximity to Lake Arrowhead, a popular destination for boating, water sports, and year-round events. Despite its secluded atmosphere, Highlands enjoys a welcoming, family-friendly environment, with local parks, community events, and a strong sense of neighborhood pride. The city’s small size fosters a tight-knit community where residents enjoy the benefits of rural living with easy access to nearby shopping, dining, and entertainment options in the surrounding mountain and valley areas.

With its stunning natural beauty, peaceful ambiance, and proximity to both outdoor adventures and urban conveniences, Highlands is an excellent place for those seeking a slower pace of life while still being connected to the best Southern California has to offer. Whether you’re looking to escape to the mountains for relaxation or engage in an active, outdoor lifestyle, Highlands offers the perfect balance of both.

Construction Procedure in the City of Highlands
1. Initial Project Planning
‍The first step in any development project in Highlands is to define the project’s vision, scope, and feasibility. Developers must carefully review the property’s zoning designation and consult the City’s General Plan, Zoning Code, and Municipal Code. Site-specific considerations such as access, circulation, utilities, drainage, parking, and traffic flow should be addressed early in the planning process. Environmental concerns, such as the preservation of local wildlife, water usage, and the impact on surrounding natural areas, must also be evaluated. Aligning the project with Highlands’ long-term growth goals and preserving its natural, rural character ensures smoother approval and minimizes delays.

2. Pre-Application Consultation & Development Review
‍Before formally submitting an application, developers are encouraged to meet with Highlands’ Planning Division staff for an initial consultation. This meeting provides guidance on zoning compliance and helps identify the necessary entitlements, such as Conditional Use Permits (CUPs), Variances, or Site Plan Reviews. The city will also determine if an environmental review is required under the California Environmental Quality Act (CEQA). Early collaboration with city staff can identify potential issues and ensure that the project aligns with Highlands’ goals of protecting its natural beauty and maintaining a rural atmosphere while meeting the needs of new development.

3. Submit Your Permit and Application Package
‍Once the project concept is refined, developers must submit a complete application package to the Planning Division. This typically includes site plans, floor plans, building elevations, and supporting documents such as traffic studies, drainage reports, and environmental assessments. Larger or more complex projects may require additional materials, such as grading plans, stormwater management strategies, and utility connection plans. A well-organized and comprehensive application package helps streamline the review process and avoids unnecessary delays.

4. Plan-Check, Design & Code Review
‍After submission, the Planning, Building & Safety, and Public Works Divisions will conduct a thorough review of the project to ensure compliance with Highlands’ codes and regulations. The Planning Division will assess land use compatibility, design quality, and the preservation of the city’s rural charm. The Building & Safety Division will ensure the project complies with the California Building Code, while the Public Works Division will evaluate the impact of the development on infrastructure, including water, sewer, and drainage systems. If necessary, the project will also undergo an environmental review under CEQA. The review process may take several weeks or months, depending on the complexity of the project.

5. Permit Issuance & Infrastructure Coordination
‍Once the project passes the review process and all fees are paid, Highlands will issue the necessary construction permits, including building, grading, and public works permits. Developers must coordinate with the Public Works Department and utility providers to ensure that proper connections for water, sewer, electricity, and gas are established. If the project involves modifications to public infrastructure, such as road upgrades or sidewalk installations, these plans must be approved by the Public Works Division before construction can begin.

6. Construction & Inspections
‍After receiving the necessary permits, construction can commence. Licensed contractors must adhere to the approved plans and permit conditions. The Building & Safety Division will conduct inspections at key stages of construction, including foundation, framing, plumbing, electrical, and mechanical systems. The Public Works Department will also inspect infrastructure-related work, such as utility connections and road improvements, to ensure they meet city standards. If there are changes to the approved plans during construction, revised plans must be submitted for approval before proceeding with the work.

7. Final Inspection & Certificate of Occupancy (or Final Approval)
‍Once construction is completed, the developer will request a final inspection from the Building & Safety Division. The inspector will ensure that all work has been completed according to the approved plans, building codes, and permit conditions. If the inspection is successful, the City of Highlands will issue a Certificate of Occupancy for new buildings or Final Approval for tenant improvements and remodels. This certificate confirms that the structure is safe for occupancy and complies with all applicable regulations.

8. Project Close-Out
‍The project close-out process involves completing any remaining conditions of approval, such as landscaping, signage, or infrastructure improvements. Developers may need to submit "as-built" drawings if there were any deviations from the original plans. If the project involves public infrastructure—such as street upgrades or utility system improvements—the Public Works Department will inspect and approve these modifications before final acceptance. Ensuring that all documentation and compliance requirements are met is essential for finalizing the project and avoiding future complications.

9. Ongoing Compliance & Future Modifications
‍Even after the Certificate of Occupancy has been issued, property owners must continue to comply with Highlands’ Municipal Code, zoning regulations, and building standards. Future modifications, such as building expansions, exterior renovations, signage updates, or changes in land use, will require approval from the Planning Division or the Building & Safety Division. Ongoing compliance ensures that properties continue to meet the city’s goals for safety, sustainability, and long-term growth, while preserving the unique character and rural charm of Highlands.‍