Loma Linda — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

Loma Linda’s zoning code treats nonconforming conditions (uses, buildings, structures, and lots) as temporary exceptions that must be reduced or eliminated over time. The city’s rules about what you may change, repair, or resume are codified in Chapter 17.22 and reinforced by the zone tables and development standards elsewhere in Title 17. See the rules for repairs, amortization periods, abandonment, and relief/variance paths below. § 17.22.010–.070 .

What “nonconforming” means (short)

A nonconforming use or nonconforming building is one that was lawful when established but no longer complies because the zoning or development rules changed. Definitions: § 17.02.350 (nonconforming building) and § 17.02.360 (nonconforming use) .

Key Loma Linda rules you must know (synthesis)

• Intent and scope: Title 17 intends to regulate extension, enlargement, reestablishment, continuation, maintenance, alteration, or change of nonconforming conditions with the goal of eventual elimination or greater conformity (§ 17.22.010) .
• No extension or change to another nonconforming area: A nonconforming use may not be extended to other parts of the building or site, and may not be changed to another nonconforming use; changes must result in compliance with the zoning code (§ 17.22.020) .
• Alterations and repairs: Nonconforming buildings that house a nonconforming use generally may not be moved, altered, or enlarged; a nonconforming building with a conforming use may be altered under narrow limits (value/area caps and no increase in discrepancy) — see § 17.22.030 for details and the planning director’s role .
• Destruction: If a nonconforming building is more than 50% destroyed it must be rebuilt in conformity; if ≤ 50% destroyed it can be restored if work begins within 180 days and proceeds diligently (§ 17.22.030(C)) .
• Abandonment/resumption: A nonconforming use is deemed abandoned and loses legal nonconforming status if it is discontinued for 180 days; gasoline service stations have a 60‑day abandonment rule (§ 17.22.040) .
• Amortization (time limits): Specific amortization periods apply to classes of nonconformance (e.g., many nonconforming buildings have a 50‑year amortization minimum; signs, some uses, and low‑value buildings may have shorter schedules) — see § 17.22.050 for the schedule .
• Conformance required when: Nonconforming conditions must be removed or brought into conformance when the chapter or an amortization date requires it (§ 17.22.060) .
• Relief: Affected owners may seek relief through the variance procedures where the chapter operates “unjustly or harshly” (§ 17.22.070) and via the variance process described in Chapter 17.30 and the variance rules elsewhere in Title 17 .

District-by-district breakdown (where nonconformance most commonly appears)

Note: the city establishes zone purposes and lists zones in § 17.04.050; permitted uses and development standards are organized in the Tables (Tables 2-1 and 2-2 for residential zones; Tables 2-5 and 2-6 for commercial/industrial). See the city’s tables and development standards for full detail. § 17.04.050 .

R-1 (Low Density Residential)

• Purpose: Preserve single-family character and low density in the city (§ 17.04.050).
• Typical permitted uses: single‑family dwellings, Accessory Dwelling Units (ADUs), small day‑care, and other low‑intensity residential uses per Table 2‑1 (ADUs are permitted in R‑1) . See the city ADU rules in Chapter 17.110 for ministerial ADU requirements and Loma Linda’s ADU guidance. Loma Linda ADUs
• Key dimensional standards: Minimum parcel size 7,200 sq ft, front setback 25 ft, max parcel coverage 40% for standard parcels; nonconforming parcels may have relaxed coverage caps shown in Table 2‑2 (Table 2‑2 / residential development standards) . For full development rules consult the city’s development standards. Loma Linda Development Standards
• Where it applies: The R‑1 areas shown on the zoning map; a nonconforming house in R‑1 may be repaired under the limits in § 17.22.030 but cannot be enlarged to increase nonconformity .

R-2 (Medium Density Residential)

• Purpose: Allow duplexes and modest multifamily while protecting adjacent low‑density areas (§ 17.04.050).
• Typical permitted uses: two‑family dwellings, multifamily (where allowed), ADUs (per Table 2‑1) .
• Key dimensional standards: Parcel width 65 ft, front setback 25 ft (averaging provisions exist), maximum parcel coverage 50% on standard parcels (see Table 2‑2) and special height rules when abutting R‑1 (height limit restrictions within 50–100 ft) .
• Nonconforming handling: Same repair and abandonment rules apply per Chapter 17.22; when abutting R‑1, check the height buffers and don’t increase nonconformance through enlargements (§ 17.22.030) .

R-3 (High Density Residential) and R-4 (Very High Density)

• Purpose: Support higher density housing and multifamily developments (§ 17.04.050).
• Typical permitted uses: multifamily dwellings, planned residential developments, senior housing (often conditional) — see Table 2‑1 for use-by-zone allowances .
• Key dimensional standards (Table 2‑2): smaller parcel area per unit (R‑3 2,200 sq ft/unit), front setback 20 ft for R‑3/R‑4, parcel coverage up to 60–70% (higher for nonconforming parcels), and spacing between structures minimums; review Table 2‑2 for story/side setback increments and open space rules .
• Where it applies: Higher-density corridors and multiunit neighborhoods shown on the zoning map; nonconforming multifamily structures are subject to the 50% destruction rule and amortization schedules where applicable (§ 17.22.030–.050) .

CM (Commercial Manufacturing)

• Purpose: Allow commercial/industrial activity with ancillary office uses; adult‑oriented uses are restricted to CM only but still subject to proximity and amortization rules (§ 17.90.040–.050) .
• Typical permitted uses: Industrial, manufacturing, limited ancillary office (often capped at 15% of floor area), large footprint commercial uses per Table 2‑5/2‑6 (see use tables) .
• Key dimensional standards: Parcel coverage up to 80%, FAR up to 0.6 for CM, front setback 20 ft (see Table 2‑6) — check Table 2‑6 for side setbacks especially where CM abuts residential zones .
• Nonconforming handling: Adult‑oriented businesses that become nonconforming under the proximity rules have specific amortization and extension procedures and short maximum continuation periods (see Chapter 17.90) .

I-HC (Institutional – Health Care) — special note

• Purpose: Accommodates hospitals, large medical complexes including Loma Linda University hospital campus; where a use or structure is nonconforming in I‑HC, the general Chapter 17.22 rules still apply and the site may require a precise plan of design for major changes (§ 17.44.010 and table entries) .

Quick decision table (most decision‑relevant standards and permitted uses)

Practical guidance / interpretation tips (plain-English synthesis)

• If your use or building was lawful when started but conflicts with today’s zone, it is a nonconforming condition and you should first read § 17.22.010–.070 to know your limits (repairs, enlargement caps, abandonment timing) .
• Small repairs and interior work that do not increase nonconformity are generally allowed; structural enlargements are tightly limited (value and floor‑area caps) — ask the planning director early because a written director determination is required for many alterations (§ 17.22.030(B)) .
• If the property is damaged, calculate the repair vs. replacement cost carefully: the 50% threshold controls whether you must rebuild to current standards (§ 17.22.030(C)) .
• Avoid a gap in operations: stopping a nonconforming use for 180 days usually terminates its legal nonconforming status; gasoline stations are treated more strictly (§ 17.22.040) .
• When converting or altering uses you must also check the underlying zone rules (for example, setbacks and coverage in Table 2‑2 and use permissions in Table 2‑1) and off‑street parking requirements — consult the city’s development standards and parking chapter early. Loma Linda Parking Loma Linda Development Standards
• If an amortization schedule applies to your particular nonconformance (signs, adult‑oriented uses, etc.), the schedule in § 17.22.050 and related specialized chapters (e.g., adult‑oriented uses in Chapter 17.90) controls the allowed remaining time and extension procedures .
• If the code would operate "unjustly or harshly" for your property, Chapter 17.22 allows you to apply for variance/relief; review variance rules in Chapter 17.30 and the findings you must meet. Loma Linda Variances and Exceptions .

Also be mindful of design-review or overlay requirements if your site is in an overlay district — those can impose additional requirements when you seek repairs or changes. Loma Linda Design Review Loma Linda Overlay Districts

Checklist (what an applicant must satisfy before seeking city action)

• Confirm whether the use/building/lot was lawful when established (assemble historical permits or records). See definitions § 17.02.350–.360 .
• Determine which amortization rules (if any) apply under § 17.22.050 (signs, adult uses, low‑value structures, etc.) .
• For proposed repairs/alterations, document estimated costs/value change to see whether the 25% value cap or 10% floor‑area cap applies per § 17.22.030(B) .
• If the use was discontinued, verify occupancy and business license history to determine abandonment under § 17.22.040 .
• Check setbacks, coverage, and parking compliance against Table 2‑2 / Table 2‑6 and Title 17 parking rules; note that some nonconforming zoning conditions may not block ADU approvals under state ADU law — consult Chapter 17.110 for ADU requirements and state constraints. Loma Linda Parking Loma Linda ADUs .
• If seeking relief, prepare a variance application that addresses the Chapter 17.30 variance findings and include evidence of investment, hardship, or other necessary findings if pursuing amortization extension (special rules apply to adult‑oriented uses under Chapter 17.90) .
• Confirm whether the property sits in overlays (historic, hillside, floodplain) and follow overlay rules and design‑review requirements where applicable. Loma Linda Overlay Districts Loma Linda Design Review .
• Verify whether building work triggers state code compliance actions (California Building Standards Code) and coordinate with building safety staff as needed. California Building Standards Code

Risks & Ambiguities

Plain-English Summary

If your house, shop, sign, or lot became illegal-looking after the city changed the rules, Loma Linda treats it as a temporary nonconforming condition: you can usually do small repairs and limited interior fixes, but you generally cannot expand or move the nonconforming use, and long-term amortization or abandonment rules may force conformity. See Chapter 17.22 for the exact limits and timelines and consult the development standards and variance procedures for relief. § 17.22.010–.070 .

Source References

• Loma Linda Municipal Code, Title 17 — Chapter 17.22 Nonconforming Uses (Intent, definitions, repairs, abandonment, amortization, relief). § 17.22.010–.070
• Title 17 definitions: § 17.02.350 (Nonconforming building) and § 17.02.360 (Nonconforming use)
• Residential use table and permitted uses: Table 2‑1 (Allowed Uses and Permit Requirements for Residential Zones)
• Residential dimensional standards: Table 2‑2 (Residential Development Standards) — setbacks, parcel size, coverage, spacing rules
• Commercial/industrial development standards and CM zone: Table 2‑6 and Table 2‑5 (use and dimensional tables)
• Adult‑oriented business proximity and amortization: Chapter 17.90, including § 17.90.040–.060
• Variance/relief procedures and findings: Chapter 17.30 and variance rules referenced in § 17.22.070

Retrieved passages

• Loma Linda Zoning Code (§ 12.17.01) High relevance show source text
• Loma Linda Zoning Code (section shall) High relevance show source text
• Loma Linda Zoning Code (§ 17.90.050.) High relevance show source text
• Loma Linda Zoning Code (§ 12.17.03) High relevance show source text
• Loma Linda Zoning Code (§ 12.16.01) High relevance show source text
• Loma Linda Zoning Code (§ 17.02.320.) High relevance show source text
• Loma Linda Zoning Code (§ 10.09.17) High relevance show source text
• Loma Linda Zoning Code (§ 2) High relevance show source text
• CBC § 66321 (§ 66321) Medium relevance show source text
• Loma Linda Zoning Code (chapter or) Medium relevance show source text
• California Building Code Medium relevance show source text
• Loma Linda Zoning Code (§ 11.01) Medium relevance show source text
• Loma Linda Zoning Code (§ 10.09.02) Medium relevance show source text
• Loma Linda Zoning Code Medium relevance show source text
• Loma Linda Zoning Code Medium relevance show source text
• CBC § 3000 Medium relevance show source text

Cited sections

• Loma Linda Municipal Code, Title 17 — Chapter **17.22** Nonconforming Uses (Intent, definitions, repairs, abandonment, amortization, relief). **§ 17.22.010–.070** (Title 17)
• Title 17 definitions: **§ 17.02.350** (Nonconforming building) and **§ 17.02.360** (Nonconforming use) (Title 17)
• Residential use table and permitted uses: **Table 2‑1** (Allowed Uses and Permit Requirements for Residential Zones)
• Residential dimensional standards: **Table 2‑2** (Residential Development Standards) — setbacks, parcel size, coverage, spacing rules
• Commercial/industrial development standards and CM zone: **Table 2‑6** and **Table 2‑5** (use and dimensional tables) fileciteturn1file10
• Adult‑oriented business proximity and amortization: **Chapter 17.90**, including **§ 17.90.040–.060** (Chapter 17.90)
• Variance/relief procedures and findings: **Chapter 17.30** and variance rules referenced in **§ 17.22.070** fileciteturn1file16 (Chapter 17.30)
• LomaLinda_ZoningCode.md
• 2025 California ADU handbook.md

• Official Loma Linda code library