Local zoning · Loma Linda

Loma Linda — Overlay Districts

Overlay Districts under the Loma Linda local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Overlay (combining) districts in Loma Linda are map‑layered zoning tools that modify review, permitted uses, or development standards for parcels with unique hazards, historic resources, or planning objectives. The city identifies overlays by suffixing letters to the underlying zone (for example, an R‑1 parcel inside the Floodplain Overlay would appear as R‑1‑FP) and the overlay rules control when they conflict with other Title 17 provisions. See the municipal map for which parcels carry an overlay and the code for how each overlay operates. Overlay identification and the conflict rule are established in § 17.48.010 .

(First mention links: Loma Linda zoning & planning overview)

How Loma Linda applies overlays (basic mechanics)

  • Overlays are added as suffixes to the base zone symbol per § 17.48.010.B (e.g., PC‑HM) .
  • If an overlay provision conflicts with another Title 17 provision, the overlay chapter controls § 17.48.010.C .
  • Applicability to a site is shown on the official zoning/overlay map referenced at § 17.04.050 (Zones established). Not found in retrieved materials: a printable overlay map image — verify with the Community Development Department.

(Links used in-page: Loma Linda Zoning)

FP — Floodplain Overlay District

Purpose

  • The FP Floodplain Overlay aims to protect life and property by regulating development in areas subject to periodic flooding and to keep development above the design flood elevation § 17.48.020.A .

Where it applies

  • Applied to parcels shown on the overlay zoning map per § 17.48.010.A.1 .

Typical permitted uses

  • The code text states the overlay “implements various general plan land use designations” but does not list a separate FP use table in the retrieved materials; specific use allowances are governed by the underlying zone and the floodplain restrictions in § 17.48.020.A. Not found in retrieved materials: a standalone FP permitted‑uses list — verify with the city planner. .

Key development controls you must expect to satisfy

  • Keep structures out of the floodway and raise other development above the design flood flow elevation; the overlay’s objectives are in § 17.48.020.A.1–3 .
  • Detailed elevation, base flood‑line, and engineering criteria are not included in the retrieved excerpts. Verify required design flood elevations and FEMA maps with the city and Public Works. Not found in retrieved materials: the numeric design flood elevation or local flood study. .

(Links used in-page: Loma Linda Development Standards)

GH — Geologic Hazards Overlay District

Purpose

  • The GH overlay protects areas subject to seismic shaking, surface rupture, landslide, and other geologic hazards and implements state Geologic Hazards Zones Act requirements § 17.48.020.B .

Where it applies

  • Applied where special study zones are required by the State Geologist; the code refers to special study zone authority in § 17.48.020.B .

Typical permitted uses

  • The overlay “implements various general plan land use designations” and does not itself create new day‑to‑day land uses in the retrieved materials; underlying zone uses remain, but special geologic study and mitigation can be required before approval § 17.48.020.B . Not found in retrieved materials: a GH use matrix.

Key development controls

  • Expect required geotechnical reports, special studies, and mitigation as dictated by the State Geologist and the city; the overlay authorizes the city to exercise mandated approval authority within special study zones § 17.48.020.B .

(Links used in-page: Loma Linda Land Use)

HM — Historic Mission Overlay District

Purpose

  • The HM Historic Mission Overlay is expressly tailored to preserve and enhance the Mission Road historic and cultural resources, preserve the rural atmosphere, and guide compatible new development in the Mission Road area § 17.82.020 .

Where it applies (boundaries)

  • The HM district boundaries are described in § 17.82.040: Redlands Boulevard (north), San Timoteo Creek (south), California Street (east), Mountain View Avenue (west), with extensions noted in the code; Petersen Tract is excluded but noted as a study area § 17.82.040 .

Permitted uses and implementing zoning

  • The chapter states the General Plan land use designation for the HM overlay shall be mixed use and the zoning Planned Community (PC) for the overlay area; a specific plan or master development plan is required for development proposals within the overlay § 17.82.090.A .
  • The code sets the overlay focus on new development, rehabilitation, restoration, adaptive reuse, and demolition review of cultural resources over 50 years old § 17.82.040 and requires cultural resource studies for projects meeting those criteria § 17.82.080 .

Key development standards, permits, and review steps

  • Projects within HM are subject to review by the Historical Commission and other review authorities; a range of discretionary reviews—general plan amendments, zone changes, specific plans, tentative maps, conditional use permits, precise plan of design applications, and certain modifications—are explicitly listed in § 17.82.070 .
  • For buildings/structures over 50 years, applicants must submit a Historic Resource Evaluation Report and/or Cultural Resources Study meeting the content and professional standards described in § 17.82.080 .
  • Certificates of Appropriateness and Economic Hardship procedures apply to rehabilitation, restoration, adaptive reuse, and demolition under § 17.82.120 and Chapter 17.80 (Historic Preservation) .
  • Design criteria and development standards are required and the chapter requires consistency with its implementing report (Mission Road Historic District, Final Report) § 17.82.090 and the report is a primary reference § 17.82.010 .

Practical notes

  • The HM chapter includes incentives/tools (density transfers, clustering, park counting toward open space requirements, etc.) and a tiered approach to restrictions around significant resources § 17.82.130 .
  • Expect design review and precise plan requirements; see the city’s precise plan and design review procedures to prepare compliant submittals § 17.30.090 .

(Links used in-page: Loma Linda Historic Preservation, Loma Linda Design Review)

PD — Planned Development Overlay District

Purpose

  • The PD overlay provides flexibility for “nontraditional approaches to residential development” while ensuring overall density does not exceed the underlying zone and general plan policies § 17.48.020.D.1 .

Where it applies

  • PD can only be applied to suitable properties in the commercial, institutional, mixed use, and residential zones and implements various general plan land use designations § 17.48.020.D.2 .

Typical permitted uses

  • Uses are controlled by the approved PD regulations and the specific PD plan; the overlay itself does not list a generic use table beyond the requirement that density comply with the underlying zone § 17.48.020.D . Not found in retrieved materials: an off‑the‑shelf PD permitted‑uses list.

Key development controls

  • PD projects must:
    • Preserve natural features and open space where practical § 17.48.020.D.1.a .
    • Provide specified community benefits if deviating from otherwise applicable development standards § 17.48.020.D.1.b,d .
    • Demonstrate compatibility with surrounding development § 17.48.020.D.1.c .
    • Implement Chapter 17.115 (Objective Design Standards) when required § 17.48.020.D.1.f .

Practical note

  • Because PD is negotiated via a development plan or specific plan, numeric setbacks, coverages, and parking are typically established in the PD approval. Always check the adopted PD text for a parcel; otherwise default underlying zone standards apply. (Verify with the Community Development Department.) (Links used in-page: Loma Linda Development Standards, Loma Linda Parking)

Hillside Development Suffix Zone (suffix: -H)

Purpose and key standards

  • The Hillside Development suffix was established to control development in hill areas to preserve land form, vegetation, views, and open space and to reduce allowable land coverage as slope increases § 17.54.010 .
  • The suffix requires a precise plan of design for development in many hillside contexts and directs that land coverage (not density) will diminish as slope increases § 17.54.010 and § 17.54.020 (precise plan requirement) .
  • Related maximum parcel coverage by slope percentage is described in Table 2‑4‑A (Maximum Parcel Coverage) in the Development Standards, which ties coverage percentages to average slope (example: 45% max coverage for 10–15% slopes down to 5% for slopes over 45%) .

(Links used in-page: Loma Linda Development Standards)

Quick decision‑relevant table

Rule / item What it affects Code reference
Overlays are suffixes to base zone; overlay controls conflict How overlays are shown and precedence § 17.48.010
Floodplain overlay objectives (no structures in floodway; keep development above design flood) Flood elevation, siting, map compliance § 17.48.020.A
Geologic Hazards overlay — special studies per State Geologist Geotech reports, mitigation § 17.48.020.B
Historic Mission overlay — boundaries, reports, review Cultural resource reporting, Historical Commission review § 17.82.040; § 17.82.070; § 17.82.080
PD overlay — density must match underlying zone; community benefits allowed Custom development standards by PD plan § 17.48.020.D
Hillside suffix — coverage tied to slope; precise plan often required Parcel coverage and design review § 17.54.010; Table 2‑4‑A

Checklist

  • Confirm overlay(s) that apply to the parcel on the official zoning/overlay map (verify overlay suffix and map symbol) § 17.48.010.A.1 .
  • If inside HM, prepare and submit a Historic Resource Evaluation Report or Cultural Resources Study when buildings/structures are over 50 years or are potentially significant § 17.82.040; § 17.82.080 .
  • If inside FP, obtain required flood elevations and confirm design flood flow elevation and FEMA coordination; provide required elevation certificates/engineering (code objective in § 17.48.020.A; specific technical criteria: Not found in retrieved materials; verify). .
  • If inside GH, retain a licensed geotechnical engineer and complete any State Geologist‑required special studies § 17.48.020.B .
  • If pursuing a PD, prepare a PD development plan showing how density equals the underlying zone, what community benefits you offer, and how the plan meets Chapter 17.115 objective design standards § 17.48.020.D .
  • Expect discretionary reviews (Planning Commission, Historical Commission, or City Council) as listed in § 17.82.070 and Chapter 17.30 (Administration) — prepare precise plans as required § 17.82.070; § 17.30.090 .
  • Check related development standards (setbacks, lot coverage, height, parking) that will apply either by the underlying zone, specific plan, or PD text — see Loma Linda Development Standards and consult staff. (Links used in-page: Loma Linda Parking)

Risks & Ambiguities

Issue Why it matters What to verify
Overlay boundary shifts or mapping errors Whether HM, FP, or GH applies changes required studies and permits Confirm parcel overlay status on the official zoning/overlay map with Community Development (map symbol per § 17.48.010.A.1)
Lack of numeric flood/elevation criteria in code excerpt You cannot design flood‑proofing from policy text alone Request local flood study/FEMA FIRMs and applicable design elevations from Public Works — code intent only in § 17.48.020.A
Unclear GH thresholds for triggering State Geologist involvement Triggers affect project timing and geotech scope Verify whether the parcel falls within a State Geologist special study zone; see § 17.48.020.B and consult the State Geologist and city staff
HM reporting scope and report professional standards Reports must meet federal professional qualification standards and the code lists many report contents § 17.82.080 Confirm exact submittal checklist with the Community Development Department and Historic Commission; verify consultant qualifications per § 17.82.080.A
PD flexibility vs. underlying density PD can change standards but not exceed the underlying zone’s density § 17.48.020.D.1 Confirm permitted density numerically from the underlying zone and any PD adoption ordinance text
Hillside coverage percentages vs. site slope calculation method The slope method affects allowable parcel coverage (Table 2‑4‑A) Verify how average slope is calculated for your parcel and see Table 2‑4‑A / Development Standards (Table 2‑4‑A)

Plain‑English Summary

Loma Linda’s overlays (the FP, GH, HM, and PD overlays and the Hillside suffix) layer extra review and rules on top of the underlying zone: Floodplain rules protect against building in floodways § 17.48.020.A; Geologic Hazards demand geotechnical study where the State Geologist requires it § 17.48.020.B; the Historic Mission overlay requires cultural resource studies and Historical Commission review for older resources and major changes § 17.82.040–080; and PD lets you trade standards for community benefits while keeping underlying density § 17.48.020.D .

Source References

  • § 17.48.010 (Combining/overlay zones — Applicability, identification, conflict rule)
  • § 17.48.020 (Purpose/intent of FP, GH, HM, PD overlays)
  • § 17.82.010 – § 17.82.140 (Chapter 17.82 Historic Mission Overlay — background, intent, definitions, scope/boundaries, primary themes, inventory, review, report requirements, design criteria, certificates, penalties) — see especially § 17.82.020; § 17.82.040; § 17.82.070; § 17.82.080; § 17.82.090; § 17.82.120; § 17.82.140
  • Chapter 17.54 (Hillside Development suffix zone — purpose and precise plan requirements) § 17.54.010 and § 17.54.020
  • Table 2‑4‑A (Maximum Parcel Coverage by slope) — Development Standards (coverage percentages tied to average slope)
  • Precise plan, design review, and discretionary permit procedures (Chapter 17.30, § 17.30.090) and conditional/minor use permit rules § 17.30.070; § 17.30.090

(Internal site pages referenced in this page: Loma Linda zoning & planning overview, Loma Linda Zoning, Loma Linda Land Use, Loma Linda Development Standards, Loma Linda Parking, Loma Linda Design Review, Loma Linda Historic Preservation, Loma Linda ADUs, California Building Standards Code)

Sources

Retrieved passages

  • Loma Linda Zoning Code (chapter to) High relevance
  • Loma Linda Zoning Code (§ 4) High relevance
  • Loma Linda Zoning Code (§ 7) Medium relevance
  • Loma Linda Zoning Code (§ 4) Medium relevance
  • Loma Linda Zoning Code (§ 4) Medium relevance
  • Loma Linda Zoning Code (§ 4) Medium relevance
  • Loma Linda Zoning Code (§ 17.80.160.) Medium relevance
  • CBC § 3000 Medium relevance

Cited sections

Frequently asked questions

What does the HM overlay require if my house is older than 50 years?

If a project may affect buildings or structures more than 50 years old within the Historic Mission overlay, the applicant must submit a Historic Resource Evaluation Report or Cultural Resources Study prepared to the professional standards listed in § 17.82.080; the project will be reviewed by the Historical Commission and other authorities as required § 17.82.080; § 17.82.070 .

Can I build the same uses in an FP overlay parcel that I could outside it?

The overlay does not automatically ban all uses; underlying zone uses generally remain. However, the FP overlay prohibits structures in the floodway and requires development be above the design flood elevation per § 17.48.020.A — engineering, elevation certificates, or mitigation may effectively limit or alter what you can build. Numeric flood elevations are not in the retrieved excerpts, so verify the local flood elevation and FEMA mapping with city staff § 17.48.020.A .

What triggers geologic studies in the GH overlay?

The GH overlay applies where special study zones are established by the State Geologist; where that applies, the overlay authorizes the city to require the mandated studies and mitigation described in § 17.48.020.B. Confirm whether your parcel lies in such a zone and what the State Geologist requires § 17.48.020.B .

Does PD let me increase density over the underlying zone?

No. PD allows flexibility in standards, site planning, and trade‑offs for community benefits, but the PD must ensure that overall density complies with the underlying zone and applicable General Plan policy, as stated in § 17.48.020.D.1 .

How do I know if my parcel is inside an overlay?

Overlay applicability is shown on the zoning/overlay map; overlays are indicated by suffix letters adjacent to the zone symbol per § 17.48.010.A.1–B. If there’s any doubt, request the official zoning map or a zoning determination from Community Development § 17.48.010 .

If my HM project proposes demolition, what process applies?

Demolition of historic resources in the HM district triggers the Historic Resource Evaluation Report requirement and review by the Historical Commission; demolition also implicates the Certificate of Appropriateness and the economic hardship provisions in § 17.82.080 and § 17.82.120 and Chapter 17.80 (Historic Preservation) .

Are there numeric hillside coverage limits I should plan for?

Yes — the Hillside suffix ties maximum parcel coverage to average slope, summarized in Table 2‑4‑A (for example, 45% coverage for 10–15% slopes down to 5% for slopes over 45%) — see the Development Standards table referenced in the code and § 17.54.010 for suffix intent; verify how the city measures average slope for your parcel § 17.54.010; Table 2‑4‑A .

Will I need design review for projects in an overlay?

Very possibly. The HM overlay explicitly requires Historical Commission and other reviews for many project types § 17.82.070, and PD or Hillside projects typically require precise plan and design review per Chapter 17.30 and § 17.30.090; consult the Community Development Department to confirm the exact review path § 17.82.070; § 17.30.090 .

Where are overlay conflicts resolved in the code?

The combining/overlay chapter states that if there is any conflict between this chapter and another provision of Title 17, the combining/overlay chapter controls § 17.48.010.C .

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