Highland Zoning & Land Use Guide
Official references and local checks
Use the official references below to identify the rules that apply to your address, then confirm parcel-specific requirements with the local authority before filing an application.
Official references
- Population:
- 18,000
- County:
- Utah County
- State building code:
- Utah State Construction Code (based on 2021 IBC)(statewide default)
- State ADU law:
- Yes — Utah HB 82 (2021), codified at Utah Code section 10-9a-530, requires municipalities to allow an internal accessory dwelling unit as a permitted use in residential zones, with the option for a city to exempt up to 25 percent of its primarily residential zones (or up to 67 percent in qualifying college towns). The law also prohibits HOA and CC&R bans on internal ADUs.
- FEMA flood map:
- Search flood zones
- Planning department:
- City of Highland Planning Department
- Municipal code:
- View code online
- Zoning map:
- View local zoning map
Before you apply
- Call the City of Highland Planning Department: (801) 756-5751
- Search the municipal code for the chapter that covers your zoning district and proposed use.
- Use the local zoning map to look up your parcel's zoning designation before applying for a permit.
- Check FEMA flood zone for your parcel — flood-zone status changes setbacks, foundation requirements, and insurance.
- Check your HOA CC&Rs and recorded deed restrictions — they are common in Highland and frequently restrict ADUs, fences, and exterior changes beyond what zoning allows.
Key Zoning Facts
Highland is a city in Utah County, Utah, with approximately 18,000 residents. Located between Lehi and Alpine in the southern Salt Lake metropolitan area — often called the "Silicon Slopes" for its concentration of technology companies — Highland is a predominantly residential city characterized by large-lot single-family neighborhoods, many of which are governed by homeowners associations. The city manages land use and development through its Planning Department, which administers the Highland Municipal Code.
Highland follows the Utah State Construction Code, based on the International Building Code (IBC) and International Residential Code (IRC). The city's zoning reflects its character as a large-lot suburban community, with significant agricultural and low-density residential districts. Utah's rapid population growth in Utah County has driven pressure for increased residential density, and Utah state law (HB 82 of 2021, codified in Utah Code § 10-9a-530) requires municipalities to allow internal ADUs as a permitted use in areas zoned primarily for residential use, subject to certain local restrictions; detached ADUs are not mandated statewide.
Primary Zoning Districts
Highland's zoning includes an A-1 (Agricultural) district for large rural lots of one acre or more, suitable for agricultural activities alongside residential use. The R-1 (Single-Family Residential) district requires minimum lots of 20,000 square feet with setbacks of 30 feet (front), 10 feet (side), and 30 feet (rear). The R-2 district allows 15,000 square foot minimum lots, and the R-3 district allows 10,000 square foot minimum lots for higher-density single-family development. All residential districts have a 35-foot height limit.
Limited commercial activity is accommodated in the C-1 (Neighborhood Commercial) district. Highland is primarily a residential community with minimal commercial development.
ADU (Accessory Dwelling Unit) Rules
Highland allows ADUs (Accessory Dwelling Units). Under Utah state law (HB 82 of 2021, codified in Utah Code § 10-9a-530), internal ADUs are a permitted use in residential zones statewide; detached ADUs are not mandated statewide and remain subject to local zoning. Contact the Highland Planning Department at (801) 756-5751 for current local requirements including size limits, setbacks, utility connections, owner-occupancy requirements, and permitting procedures.
Note that many Highland neighborhoods are governed by HOAs (Homeowners Associations) with CC&Rs that may restrict or prohibit ADUs even where city zoning would permit them. Property owners should review their HOA documents carefully before planning an ADU project.
Development Process
Development in Highland generally requires obtaining appropriate permits. The process typically involves:
- Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district
- HOA Review — If your property is in an HOA, verify that the proposed project complies with CC&Rs and obtain any required HOA approvals
- Site Plan Review — For larger projects, submit a site plan for review
- Building Permit — Apply for a building permit with construction documents
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
Key Considerations
Before starting any development project in Highland, property owners should:
- Verify the zoning classification of their property
- Check HOA CC&Rs and deed restrictions — many Highland communities have active HOAs with additional restrictions
- Review setback, height, and lot coverage requirements for their specific district
- Determine if the property is in a FEMA flood zone using FEMA's flood map service
- Contact the Planning Department at (801) 756-5751 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Highland and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the City of Highland or the municipal code before making development decisions.
Regulatory Layers That Apply in Highland
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — Utah
- Building Code: Utah State Construction Code (IBC/IRC based)
- State ADU Override: Yes (HB 462 (2023))
County — Utah County
- Role: Utah County handles property records, tax assessment, and unincorporated area planning. Highland operates as an incorporated city within Utah County.
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs and deed restrictions for additional requirements. Highland has many HOA-governed communities.
Statewide Context (Utah)
Local data for Highland is limited. The following state-level facts apply across Utah and are inherited by this page until city-specific details are verified.
- State Building Code
- Utah State Construction Code (based on 2021 IBC)
- State ADU Preemption
- Yes — state law overrides local rules
- Coastal Zone
- No
- Wildfire Zones
- Yes
ADU Rules in Highland
- Max Size
- Verify with Highland Planning Department
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current Highland permit information →Official Sources
City-specific