Loma Linda — Design Review

Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Loma Linda applies design review and the Precise Plan of Design process within its Zoning Ordinance (Title 17). It explains who reviews design, which types of projects are ministerial versus discretionary, and how design review interacts with specific districts and overlay rules (including the Historic Mission Overlay). For procedural rules and definitions see the city's development code chapters cited below (examples: § 17.30.080, § 17.30.090, § 17.115.080) . This page links to related local topic pages for quick cross‑reference (parking, setbacks, overlays, ADUs, and the state code) and explains where to verify ambiguous items with the city.

Note: the code uses the term Precise Plan of Design for the design-review mechanism (see Chapter 17.30) and Chapter 17.115 contains the city's Objective Design Standards that drive ministerial design review decisions. See design-review interactions with housing ministerial pathways in § 17.120.040 .

(First mention links: the word "design review" below links to the Loma Linda Land Use page; "parking", "setbacks/development standards", "overlays", "Historic Preservation", "ADUs", and "California Building Standards Code" are also linked inline for the reader.)

How Loma Linda structures Design Review (short summary of rules & authorities)

• The city distinguishes two Precise Plan of Design tracks:

  • Minor Precise Plan of Design — Director-level review for smaller/aesthetic or limited projects (application and minimum submittal requirements defined) § 17.30.080 .
  • Precise Plan of Design — Planning Commission review for larger or projects requiring commission/council action § 17.30.090 .

• Objective design standards for multifamily and mixed‑use projects are found in Chapter 17.115; where a project complies with those objective standards the design-review action may be ministerial (Director) rather than discretionary § 17.115.080 .

• Housing projects that qualify under the city’s small‑lot / housing‑streamlined chapters can be reviewed and approved by the Director as ministerial actions, including design review, in accordance with Chapter 17.115 — but deviations from objective standards remove ministerial status and trigger discretionary review § 17.120.040 .

• The Precise Plan of Design application must include scaled site plans and elevations and enough information for the Director/Commission to make required findings (see the application lists under § 17.30.080 and § 17.30.090) .

• The administrative decision table showing which body acts (Director / Planning Commission / City Council) is in § 17.30.025 (Table No. 17.30‑1) and confirms that the Director handles Minor Precise Plans and the Commission handles full Precise Plans § 17.30.025 .

• Historic and overlay areas have additional design criteria and review steps; the Historic Mission Overlay specifically requires cultural reports and review by the Historic Commission and other authorities § 17.82.070–090 .

Key internal links (first natural mention inline): the city's rules for general land-use and how project types are categorized are on the design review / land-use page (design review) (/us/california/loma-linda/land-use). For matters often tied to design review like parking see the city’s parking page (/us/california/loma-linda/parking). For dimensional controls consult the city's setbacks/development standards page (/us/california/loma-linda/development-standards). Overlay-specific design rules are in overlays (/us/california/loma-linda/overlay-districts) and historic‑resource rules are on Historic Preservation (/us/california/loma-linda/historic-preservation). ADU interactions with design are on ADUs (/us/california/loma-linda/adu). When the building code is relevant, the controlling state rules are in the California Building Standards Code (/us/california/building-codes).

District-by-district breakdown (focus: how design review applies in each district)

Note: where the municipal code supplies a § reference, that § is listed. For numeric development standards that were shown in tables in the municipal code text but not reproduced here with explicit § numbers, I flag whether the code text is retrievable and advise to Verify with the jurisdiction.

R-1 (Single‑Family Residential)

• Purpose: expects low‑density single‑family development; see residential zone tables and development standards (residential standards table) as applied in Title 17. The Precise Plan of Design is generally not required for routine single‑family projects unless part of a larger discretionary application (see § 17.30.090 applicability) .
• Typical permitted uses: single‑family dwellings and customary accessory uses (see Residential Tables) — permitted/conditional status is set in the zone use tables referenced in the code (see Table 2‑2 / residential development standards in the code) .
• Key dimensional standards: the residential development table in the municipal code includes routine standards (rear setback 15 ft shown in the table, and standard height entries such as 35 ft for several residential zones) — the table appears in the code materials (Table 2‑2) but the surrounding section number for the table is not reproduced in the retrieved snippets; Verify with the jurisdiction and the code for the controlling § for Table 2‑2 (table content visible in code text) .
• Where Precise Design applies: alterations that exceed single‑family ministerial thresholds or that are part of multifamily/mixed‑use projects use the procedures in Chapter 17.30 (§ 17.30.080, § 17.30.090) .

R-2 (Medium‑Density Residential)

• Purpose: medium‑density residential (further density designation may be notated on the zone symbol, e.g., R‑2‑3000); see notes about density designations in the code .
• Typical permitted uses: duplexes, small multifamily, some residential accessory uses — precise allowed uses are listed in the residential use tables in Title 17 (see residential tables) .
• Key dimensional standards (code notes): R‑2 has a special adjacency height rule: when abutting an R‑1 zone a structure shall not exceed one story within 50 ft of the boundary and shall not exceed two stories within 100 ft of the boundary (code notes in the residential table). The table text with this note is in the municipal code materials; the table appears in Title 17 as part of the residential standards (table content visible in Table 2‑2) — Verify the exact controlling § in Title 17 when preparing plans .
• Where Precise Design applies: multifamily or additions triggering the “precise plan” thresholds are processed under § 17.30.090 or as Minor Precise Plan if small § 17.30.080 .

R-3 / R-4 (Higher density residential)

• Purpose & uses: R‑3 and R‑4 accommodate larger multifamily development and higher density housing. Design review for multifamily is specifically addressed in Chapter 17.115 (Objective Design Standards) and, if projects comply, review is ministerial by the Director § 17.115.080 .
• Key dimensional notes: Table material shows open space and minimum floor‑area requirements for units, and other zone-specific rules (see Table 2‑2); detailed numeric standards are in the code tables and notes (Table 2‑2) — Verify exact controlling § in Title 17 .
• Where Precise Design applies: New multifamily and mixed‑use projects typically require a Precise Plan of Design (Planning Commission) under § 17.30.090 unless they meet the objective standards in Chapter 17.115 and qualify for ministerial review § 17.115.080 .

PC (Planned Community)

• Purpose: provides flexibility for master‑planned, mixed‑use projects; specific regulations and design guidelines are adopted through a specific plan for each PC area (e.g., The Groves at Loma Linda specific plan is identified in Table SP) — see the specific-plan identification and the requirement that allowed uses/standards are on file with the Community Development Department § 17.44.020 / Table SP .
• Typical permitted uses: vary by adopted specific plan; the Groves specific plan establishes its own allowed uses and design guidelines (see the Groves specific plan documents on file with the city) § 17.44.020 / Table SP .
• Key dimensional standards: set in the project’s specific plan (not in the generic zone text) — see the Groves specific plan record on file; the municipal code states specific‑plan standards are adopted as part of that plan § 17.44.020 .
• Where Precise Design applies: specific‑plan projects are reviewed per their implementing documents and Title 17 procedures; a Precise Plan of Design will typically be required for implementation-level proposals § 17.30.090 .

Commercial / Industrial (e.g., C‑1, C‑2, CM, BP, I‑HC)

• Purpose & typical uses: commercial zones permit retail, office, services; industrial/commercial manufacturing (CM/BP) permit industrial/warehouse uses. Special purpose zones (I‑HC, OS, PF, PC) and their uses are summarized in Table 2‑7; the code requires precise plan review where Table 2‑7 indicates the precise plan requirement § 17.44.020 .
• Key dimensional standards and design obligations: commercial storefront and transparency standards, storefront treatment, and ground‑floor glazing percentages are specified in the Objective Design Standards in Chapter 17.115 (storefront transparency standards, awning, base panel rules) § 17.115 (storefront & transparency provisions) .
• Where Precise Design applies: nonresidential new construction or substantial façade changes typically fall into Minor or full Precise Plan of Design categories per § 17.30.080 and § 17.30.090; the Director handles minor precise plans, the Commission handles full precise plans § 17.30.080–090 .

OS (Open Space) and PF (Public Facilities) zones

• Purpose: OS preserves passive/open recreation and PF accommodates civic/public institutional uses; these zones are listed among special purpose zones and their permitted uses are summarized in Table 2‑7 § 17.44.020 .
• Design review: development in these zones must comply with the Chapter 17.115 objective design standards where applicable and any overlay/specific‑plan standards; some PF/OS developments are exempted from routine standards (see § 17.54.040 applicability for zones where Chapter 17.115 applies) .

Historic Mission Overlay (Historic Overlay District)

• Purpose & special design review implications: the Historic Mission Overlay District requires cultural resource reports, historic resource evaluation and review by the Historic Commission for new development, rehabilitation, restoration, adaptive reuse, and demolition § 17.82.070–090. That overlay contains specific design criteria, development standards and required findings and may impose additional submittal requirements (cultural resource study, DPR forms) .
• Typical permitted uses and design controls: the overlay’s permitted uses are tied to Planned Community zoning and often require specific plans; the overlay sets design guidelines intended to preserve the "Flow of History" and may require more strict treatments near identified historic resources § 17.82.090 .
• Where Precise Design applies: all projects within the overlay are reviewed per the overlay chapter and the Precise Plan of Design process; cultural resource reports are mandatory for potentially affected resources § 17.82.080–090 .

Design Review procedures & thresholds — Practical synthesis

• Minor vs. full Precise Plan: Use § 17.30.080 for the director‑level Minor Precise Plan and § 17.30.090 for Planning‑Commission Precise Plans (larger projects) .
• Ministerial design review for multifamily/mixed‑use: Chapter 17.115 allows the Director to complete ministerial design review for multifamily or mixed‑use projects that comply with the chapter’s objective standards; no public hearing or findings are required for ministerial approvals under § 17.115.080 .
• When ministerial becomes discretionary: if the Director cannot determine compliance with the objective standards, or the applicant requests deviations from objective standards, the review escalates to discretionary application types and the procedures in Chapter 17.30 apply § 17.115.080 .
• Housing streamlined/ministerial paths: housing projects that meet the local eligibility rules in Chapter 17.120 may be eligible for ministerial review (including design review) in accordance with Chapter 17.115; but if the project seeks deviations from objective standards the ministerial path is lost § 17.120.040 .
• Timeframes & completeness: the city has procedures for SB 330 preliminary review and for SB 35 eligibility screening in the design chapter; preliminary ministerial design review steps are described and the Director has set timelines/rights to deem applications incomplete § 17.115.080 and related code text (SB 330 and SB 35 references) .

Quick reference table — Most decision‑relevant items

Checklist — what an applicant must satisfy for a Precise Plan (at minimum)

• Pre‑application conference recommended (good practice) — see § 17.96.050 for processes for some facility types (wireless) and general pre‑app guidance .
• Completed Precise Plan of Design or Minor Precise Plan application form and fee § 17.30.080–090 .
• Scaled site plan and building elevations showing all buildings, structures, signs, parking, landscaping, walls/fences, ingress/egress § 17.30.080.C.2.a .
• Legal description of property and list of owners within 300 ft (for discretionary/notice requirements) § 17.30.080.C.2.b–d .
• Demonstration of compliance with Chapter 17.115 objective design standards if seeking ministerial review § 17.115.080 .
• Historic resource evaluation or cultural resources study if within overlay or >50‑year resources may be affected § 17.82.080 .
• Parking calculations and compliance with local parking requirements; if using reduced parking (state/ministerial exceptions) cite the reason (see municipal parking chapter and Chapter 17.116 housing parking rules) .
• Any technical reports required by the Director (e.g., traffic, geotech, CEQA‑related reports) § 17.115.080 / § 17.120.040 .

Risks & Ambiguities

Plain‑English Summary

If you are proposing a design change, façade work, multifamily building, or a mixed‑use project in Loma Linda, expect to submit a Precise Plan of Design; small aesthetic changes go to the Director (Minor Precise Plan) while larger new buildings or significant changes go to the Planning Commission (Precise Plan). If your project meets the city’s objective design standards in Chapter 17.115, the Director can approve it without hearings; otherwise the project becomes discretionary and requires findings and public hearings. Always check overlay rules (like the Historic Mission Overlay) because they add required reports and special conditions § 17.30.080–090; § 17.115.080; § 17.82.070–090 .

Information Gaps (what I could not confirm from retrieved materials)

• Exact section number that contains Table 2‑2 (Residential Development Standards) as presented in the code snippets (the table text is visible in the retrieved material but the surrounding § number for that table was not reproduced in the snippets I was given). Table content (heights, setbacks, garage/driveway notes) appears in the municipal code text but the controlling § for Table 2‑2 was not explicitly shown in the retrieved excerpts. Table 2‑2 content is visible in the material (see file results showing the table) — Verify the controlling § in Title 17 with the city clerk or Community Development Department .
• For some numeric notes (e.g., R‑2 adjacency height rule, 20 ft garage setback, 25 ft average front setbacks), the table text is present but the specific § number for the table location in Title 17 is not shown in the snippets; I reproduced the numeric notes exactly as they appear in the code excerpts but you should verify the controlling section label in the official ordinance online or with staff .
• Any fee schedule or application checklist maintained by resolution (fees are set by Council resolution) — the ordinance references fees but the exact amounts are in a separate fee resolution (Not found in retrieved materials).

Source References

• Precise Plan of Design — Minor: § 17.30.080
• Precise Plan of Design — Full (Planning Commission): § 17.30.090
• Decision authority table and procedural map: § 17.30.025 (Table No. 17.30‑1)
• Objective Design Standards; ministerial design review for multifamily/mixed‑use: § 17.115.080
• Housing ministerial/design review pathway (Chapter 17.120): § 17.120.040
• Table 2‑2 (Residential Development Standards) and related notes (heights, setbacks, garage rules) — table content visible in municipal code excerpts (table itself is in Title 17; confirm controlling § with city): see code table text in the municipal copy
• Special Purpose Zones / Table 2‑7 (allowed uses & Precise Plan references): § 17.44.020
• Historic Mission Overlay — design criteria, cultural resource report requirement, and review: § 17.82.070–090
• Project completeness, expiration and modification rules (time frames, application expiration): § 17.30.475
• Building permit issuance for small‑lot housing / interactions with design standards: § 17.116.050
• Accessory building height rules (examples): § 17.10.020

If you want, I can:

• Pull the exact Table 2‑2 and its controlling § from the full Title 17 source (confirm exact section number for the table) and annotate the district subsections with exact section references; or
• Draft an Applicant‑ready submittal checklist (with file names, sheet counts, and example plan notes) keyed to the Director’s ministerial checklist items and to the precise plan thresholds.

Retrieved passages

• CBC § 3000 High relevance show source text
• CBC § 17.116.050 (§ 17.116.050.) High relevance show source text
• Loma Linda Zoning Code (§ 17.120.030.) High relevance show source text
• Loma Linda Zoning Code (title and) High relevance show source text
• Loma Linda Zoning Code (§ 17.30.090.) High relevance show source text
• Loma Linda Zoning Code (§ 17.120.040.) High relevance show source text
• Loma Linda Zoning Code (§ 2) High relevance show source text
• Loma Linda Zoning Code (§ 2) High relevance show source text
• Loma Linda Zoning Code (§ 1) High relevance show source text
• Loma Linda Zoning Code (Title 17) High relevance show source text
• Loma Linda Zoning Code (§ 2) Medium relevance show source text
• Loma Linda Zoning Code (Chapter 12.75) Medium relevance show source text
• CBC § 200 Medium relevance show source text
• Loma Linda Zoning Code (title and) Medium relevance show source text

Cited sections

• Precise Plan of Design — Minor: **§ 17.30.080** (§ 17.30.080)
• Precise Plan of Design — Full (Planning Commission): **§ 17.30.090** (§ 17.30.090)
• Decision authority table and procedural map: **§ 17.30.025** (Table No. 17.30‑1) (§ 17.30.025)
• Objective Design Standards; ministerial design review for multifamily/mixed‑use: **§ 17.115.080** (§ 17.115.080)
• Housing ministerial/design review pathway (Chapter 17.120): **§ 17.120.040** (Chapter 17.120)
• Table 2‑2 (Residential Development Standards) and related notes (heights, setbacks, garage rules) — table content visible in municipal code excerpts (table itself is in Title 17; confirm controlling § with city): see code table text in the municipal copy (Title 17)
• Special Purpose Zones / Table 2‑7 (allowed uses & Precise Plan references): **§ 17.44.020** (§ 17.44.020)
• Historic Mission Overlay — design criteria, cultural resource report requirement, and review: **§ 17.82.070–090** (§ 17.82.070)
• Project completeness, expiration and modification rules (time frames, application expiration): **§ 17.30.475** (§ 17.30.475)
• Building permit issuance for small‑lot housing / interactions with design standards: **§ 17.116.050** (§ 17.116.050)
• Accessory building height rules (examples): **§ 17.10.020** (§ 17.10.020)
• Pull the exact Table 2‑2 and its controlling § from the full Title 17 source (confirm exact section number for the table) and annotate the district subsections with exact section references; or (§ from)
• Draft an Applicant‑ready submittal checklist (with file names, sheet counts, and example plan notes) keyed to the Director’s ministerial checklist items and to the precise plan thresholds.
• LomaLinda_ZoningCode.md

• Official Loma Linda code library