Loma Linda — Variances and Exceptions

Last reviewed: July 2, 2026

Overview

Variances and minor exceptions in Loma Linda are administered under Title 17 (Zoning) and Chapter 17.30 (Administration). Two distinct tools matter most: the variance (major, Planning Commission or City Council decision) and the minor variance / administrative adjustment (Director-level). The code defines what deviations are eligible, the findings required, who decides, and the appeal route. See the major variance rules in § 17.30.050 and the minor-variance rules in § 17.30.040 for the controlling language.

Note: this page is focused on how the Loma Linda Development Code treats variances, minor variances (administrative exceptions), and related waivers (for example parking waivers), and how those interact with zone- and overlay-specific standards and the city's review process. Where the code mentions other review topics (e.g., design review, parking, ADUs, development standards, or the California Building Standards Code) I link to the city menu pages so you can jump to those related guides.

• The city lists the local zoning system and map in § 17.04.050 (zone names).
• Residential development standards (setbacks, parcel size, heights, densities) and the tables used for variance comparisons are in Chapter 17.32 (Tables 2‑2 / 2‑3).
• Hillside/reservation zones and special coverage/density rules appear in Chapter 17.36 and Table 2‑4.

(Internal links used in this page: Loma Linda Zoning, Loma Linda Development Standards, Loma Linda Design Review, Loma Linda Parking, Loma Linda Overlay Districts, Loma Linda ADUs, California Building Standards Code)

How Loma Linda defines the tools

• Variance (major) — a discretionary deviation from development standards (yard/setback/open space; lot area/dimensions; height; sign area; parking; other provisions) where the deviation exceeds the thresholds described in the variance section. The Planning Commission (or City Council on appeal) is the principal decision-maker. § 17.30.050 (purpose, applicability, application, findings, conditions).

• Minor variance / administrative adjustment — a limited, Director-level exception for small deviations (explicit percentage thresholds). The director may approve, conditionally approve, deny or refer to the Planning Commission. § 17.30.040 (purpose, applicability, application, findings, conditions).

• Parking waivers / reductions — the code authorizes the Planning Commission to reduce or waive parking requirements when justified by traffic, neighborhood impacts, site adequacy, and other criteria. See § 17.24.340.

• Non-authorized uses — a variance (major or minor) may not be used to approve a use that the zone does not authorize (i.e., you cannot use a variance to permit a prohibited use). See § 17.04.110 and the variance applicability language in § 17.30.050.

District-by-district breakdown (where the variance/exception rules matter)

Below I list each zone name exactly as the code does, and summarize the code's stated purpose and the standards the variance process will be measured against. Where the code contains zone-specific dimensional standards or permitted uses I cite the controlling section; where the file does not contain a particular numeric standard I say "Not found in retrieved materials" and note Verify with the jurisdiction.

Note: the city’s official zone list is in § 17.04.050.

R-1 — R-1 Low Density Residential Zone

• Purpose: accommodate traditional single‑family houses; implements the General Plan low‑density residential designation. § 17.32.010(A).
• Typical permitted uses: single‑family dwellings, accessory buildings, accessory dwelling units (subject to Chapter 17.110). § 17.32.020 and Chapter 17.110.
• Key dimensional standards (decision-relevant): density 0–4 du/acre; minimum parcel size for newly created parcels 7,200 sq ft; typical front/side/rear setbacks and height limits set by Table 2‑2 in Chapter 17.32.030. § 17.32.030 (Table 2‑2).
• Where it applies: city areas mapped as R‑1 on the official Zoning Map. § 17.04.100.
• Variance context: variances requested to change setbacks, height, or lot area are judged against the Table 2‑2 standards and the variance findings in § 17.30.050; minor variances are available for deviations within the numeric thresholds in § 17.30.040.

R-2 — R-2 Medium Density Residential Zone

• Purpose: accommodate single‑family and duplex development; density 0–9 du/acre. § 17.32.010(B).
• Typical permitted uses: single‑family homes, duplexes, accessory uses; higher‑intensity multifamily uses subject to the Table 2‑1 use matrix and Conditional Use Permit rules. § 17.32.020, § 17.30.070.
• Key dimensional standards: Table 2‑2 (minimum frontage, setbacks, open space standards; when abutting R‑1, reduced height caps within 50–100 ft buffers). § 17.32.030 and Table 2‑2 notes (R‑2 height buffer rules).
• Where it applies: see Zoning Map. § 17.04.100.

R-3 — R-3 High Density Residential Zone

• Purpose: encourage multifamily (low‑rise, one to three stories); density 0–13 du/acre. § 17.32.010(C).
• Typical permitted uses: multifamily apartments, condominiums, townhouses; accessory uses subject to Table 2‑1. § 17.32.020.
• Key dimensional standards: Table 2‑2 / 2‑3 (open space per unit, setbacks with story‑based increases, height caps). § 17.32.030 (Table 2‑2).

R-4 — R-4 Very High Density Residential Zone

• Purpose: support higher multifamily intensity; density 0–20 du/acre. § 17.32.010(D).
• Typical permitted uses and standards: as R‑3 but reflecting Table 2‑2 maximums for R‑4. § 17.32.030.

Hillside Zones — HR‑C, HR‑LD, HR‑MD, HR‑RE, HR‑VL

• Purpose: manage development on slopes; specific density limits (examples: HR‑LD — 1 unit per 10 acres, HR‑MD — 1 per 5 acres with bonuses permitted under criteria). See Chapter 17.36 and Table 2‑4.
• Typical uses: limited residential, planned residential developments subject to CUP, manufactured housing allowed with standards, care uses, home occupations. § 17.36 and Table 2‑4.
• Key dimensional standards: hillside maximum parcel coverage based on average slope (Table 2‑4‑A: e.g., 10–15% slope = 45% max roof coverage; >45% = 5%). § 17.36 (Table 2‑4‑A).
• Variance context: hillside zones explicitly allow the granting body to increase or decrease base zone height/setback standards when necessary for compliance with hillside intent; variance review will consider hillside-specific findings. § 17.36.030 and related tables.

PC — PC Planned Community Zone

• Purpose and standards: site-specific planned community requirements and standards; detailed development standards appear in the chapter for the PC zone. Not all numeric standards appear in the material retrieved here. Verify with the jurisdiction for parcel specifics. Not all specific PC numeric standards found in retrieved materials.

Commercial / Office / Industrial: C-1, C-2, CO, BP, CM

• Purpose: each has a stated intent (e.g., BP for business parks and light industrial/professional offices; CO for medical/professional offices; C‑1 for neighborhood commercial). See § 17.40.010 (BP, CO, C‑1 descriptions).
• Typical permitted uses: professional offices, retail and support uses (varies by zone and the Table 2‑1 use matrix). Where numeric development standards apply, the applicable chapter or Table applies (Chapter 17.40, parking chapter 17.24).

OS, PF, I-HC (Open Space, Public Facilities, Institutional‑Healthcare)

• Purpose and uses: parks/open space, public facilities, and institutional‑healthcare uses are regulated by their chapters and Table 2‑1; specific permitted uses and development standards must be checked in those chapters. Not all numeric detail was in the retrieved snippets; verify with the jurisdiction.

Overlay districts: H, FP, HM, PD, GH

• These overlay districts add constraints or special rules on top of base zones (Hillside Development, Flood Plain, Historic Mission, Planned Development overlay, Geologic Hazards). See the overlay list in § 17.04.050 and the combining zone chapters (e.g., Chapter 17.48). Variances affecting overlay standards must meet the usual variance findings and any overlay-specific findings.

Key code excerpts (decision-relevant) — quick reference table

Checklist — what an applicant must submit / show

• Completed, signed variance or minor-variance application and required fees (owner or authorized agent). § 17.30.040(C) / § 17.30.050(C).
• Scaled site plan and legal description showing the existing and proposed development, setbacks, building heights, parking, landscaping and access. § 17.30.040(C) / § 17.32.030 (development standards).
• A written narrative that addresses the required findings: exceptional circumstances, necessity to enjoy substantial property rights, lack of material detriment to public welfare, and consistency with the General Plan (for major variances). § 17.30.050(D).
• If requesting a minor variance, show that the deviation fits the numeric thresholds (≤ 15% for yard/setback/open space; ≤ 10% for lot area/sign area/dimension; ≤ 20% for height). § 17.30.040(B).
• Proof of public notice sign installation (where applicable), and any required mailing lists for neighbors within 300 feet. § 17.30.030 (notice) and sign specifications.
• If seeking a parking waiver, include trip generation information, explanation of neighborhood impacts, and any proposed mitigation (per § 17.24.340).
• If the project touches ADU standards, note that deviations to ADU rules are governed by Chapter 17.110; minor variances do not apply to ADU deviations — a Variance is required for deviations from the ADU chapter. § 17.110.080(C).

Risks & Ambiguities

Plain-English Summary

If you need a small, site-specific change to a setback, height, or similar numeric rule in Loma Linda, apply for a minor variance first (Director-level) only if your deviation fits the small-percentage thresholds in § 17.30.040; larger deviations or anything that would effectively change a permitted use requires a full variance to the Planning Commission and must meet the stricter findings in § 17.30.050. Always show clear, parcel‑specific evidence of hardship or exceptional circumstances, and double‑check overlay rules (hillside, floodplain, historic) that may add requirements.

Source References

• § 17.30.040 (Minor variance — purpose, applicability, application, findings).
• § 17.30.050 (Variance — purpose, applicability, application, findings).
• § 17.30.025 (Approving authority; Table No. 17.30‑1).
• § 17.30.030 (Public hearings and notice requirements / sign posting).
• § 17.30.435–445 (Determinations by City Council; conditions of approval).
• Chapter 17.32 (Residential zones; Table 2‑2 residential development standards; R‑1 through R‑4 purposes).
• Chapter 17.36 (Hillside residential zones and Table 2‑4 / parcel coverage by slope).
• § 17.24.340 (Parking reductions / waivers).
• Chapter 17.110 (Accessory Dwelling Units — ministerial approvals; minor deviation limitation).

(If you want direct PDF/URL links to the City’s online code, verify the City of Loma Linda municipal code page and the official zoning map; the ordinance text above is taken from the uploaded LomaLinda_ZoningCode.md that reproduces Title 17.)

Retrieved passages

• Loma Linda Zoning Code (title that) High relevance show source text
• CFC § 17.103.060 (§ 17.103.060.) High relevance show source text
• Loma Linda Zoning Code (section have) High relevance show source text
• Loma Linda Zoning Code (§ 11.01) High relevance show source text
• Loma Linda Zoning Code (§ 17.30.040.) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.30.435.) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.30.435.) Medium relevance show source text
• Loma Linda Zoning Code (section have) Medium relevance show source text
• CBC § 17.116.050 (§ 17.116.050.) Medium relevance show source text
• Loma Linda Zoning Code (Chapter 2A) Medium relevance show source text
• Loma Linda Zoning Code (§ 12.07.03) Medium relevance show source text
• CBC § 200 Medium relevance show source text
• Loma Linda Zoning Code Medium relevance show source text
• CBC § 3000 Medium relevance show source text
• CBC § 66314 (§ 66314) Medium relevance show source text
• Loma Linda Zoning Code (§ 11.05) Medium relevance show source text
• Loma Linda Zoning Code (title and) Medium relevance show source text
• Loma Linda Zoning Code (§ 10.04) Medium relevance show source text

Cited sections

• **§ 17.30.040** (Minor variance — purpose, applicability, application, findings). (§ 17.30.040)
• **§ 17.30.050** (Variance — purpose, applicability, application, findings). (§ 17.30.050)
• **§ 17.30.025** (Approving authority; Table No. 17.30‑1). (§ 17.30.025)
• **§ 17.30.030** (Public hearings and notice requirements / sign posting). (§ 17.30.030)
• **§ 17.30.435–445** (Determinations by City Council; conditions of approval). (§ 17.30.435)
• **Chapter 17.32** (Residential zones; Table 2‑2 residential development standards; R‑1 through R‑4 purposes). (Chapter 17.32)
• **Chapter 17.36** (Hillside residential zones and Table 2‑4 / parcel coverage by slope). (Chapter 17.36)
• **§ 17.24.340** (Parking reductions / waivers). (§ 17.24.340)
• **Chapter 17.110** (Accessory Dwelling Units — ministerial approvals; minor deviation limitation). (Chapter 17.110)
• LomaLinda_ZoningCode.md

• Official Loma Linda code library