Loma Linda — Zoning

Overview

Loma Linda’s zoning rules live in Title 17 (Zoning) of the Municipal Code and are applied through an official zoning map that assigns every parcel to a base district and any applicable overlays. The city establishes a full set of residential, hillside residential, commercial/industrial, and special-purpose districts, plus overlays for hillside development, floodplain, historic, planned development, and geologic hazards. The rules below distill what the ordinance says about what can go where, how big it can be, and which citywide limits apply.

Loma Linda caps typical residential building height at 35 ft and requires a minimum 7,200 sq ft lot for a single-family residence; citywide residential density categories cannot be increased without a vote of the people (§ 19.16.020).

How zoning is organized in Loma Linda

• Official zoning map and purpose. The city maintains an official zoning map on file with the city clerk; all property is zoned by that map (§ 17.02.030; § 17.04.100). Listed zones are established in § 17.04.050.
• Related rules you’ll likely also touch: objective design standards for multifamily (§ 17.115.020; § 17.115.060), parking, design review (precise plan of design referenced at § 17.40.020.E), land use categories, overlay districts, and ADUs.
• Citywide growth-management constraints. The Growth Management Element sets maximum residential density ranges by land-use designation, a citywide minimum single-family lot size of 7,200 sq ft, and a 35 ft maximum residential building height (§ 19.16.020). These density categories cannot be increased without a citywide vote (§ 19.16.020).

Base Residential Districts

R-1 — Single-Family Residential

• Purpose/density: Low-density neighborhood fabric at 0–4 du/ac (§ 17.32.030, Table 2-2; § 19.16.020).
• Typical standards:
  • Minimum parcel: 7,200 sq ft; width 65 ft; depth 100 ft (§ 17.32.030, Table 2-2).
  • Setbacks: front 25 ft; sides “paired” 15 ft on one side/5 ft on the other (add +5 ft per story above first); rear 15 ft (§ 17.32.030, Table 2-2).
  • Coverage: 40% (standard parcel) (§ 17.32.030, Table 2-2).
  • Height: 35 ft (§ 17.32.030, Table 2-2).
  • Garage note: where front setbacks are <25 ft (e.g., averaging scenarios), garage doors must face side lot lines and be at least 20 ft from the front property line (§ 17.32.030, Table 2-2 note 1).
• Where it applies: Mapped on the official zoning map (§ 17.04.100).
• Uses: Not found in source materials.

R-2 — Medium Density Residential

• Purpose/density: Neighborhoods at 0–9 du/ac (§ 17.32.030, Table 2-2; § 19.16.020).
• Typical standards:
  • Parcel width: 65 ft minimum; frontage 45 ft (§ 17.32.030, Table 2-2).
  • Coverage: 50% (standard parcel) (§ 17.32.030, Table 2-2).
  • Parcel area per DU: 3,600 sq ft/du (§ 17.32.030, Table 2-2).
  • Height: 35 ft with step-down next to R‑1 (one story within 50 ft, max two stories within 100 ft) (§ 17.32.030, Table 2-2 note 7).
  • Open space (multi-unit): at least 1,200 sq ft of common area with 15 ft min dimension; per-unit open space: 600/700/800 sq ft for studio/1BR, 2BR, 3BR+ respectively (§ 17.32.030, Table 2-2).
• Density suffixes: The map may show designations like R‑2‑3600, tying parcel area per DU to density (§ 17.32.030, note 6).
• Uses: Not found in source materials.

R-3 — High Density Residential

• Purpose/density: 0–13 du/ac (§ 17.32.030, Table 2-2; § 19.16.020).
• Typical standards:
  • Corner lot width: 70 ft (§ 17.32.030, Table 2-2).
  • Coverage: 60%; parcel area per DU 2,200 sq ft/du (§ 17.32.030, Table 2-2).
  • Distance between buildings: 10 ft, add +5 ft per story above first (§ 17.32.030, Table 2-2).
  • Setbacks: front 20 ft; rear 15 ft + 5 ft/story above first (§ 17.32.030, Table 2-2).
  • Height: 35 ft (§ 17.32.030, Table 2-2).
• Uses: Not found in source materials.

R-4 — Very High Density Residential

• Purpose/density: 0–20 du/ac (§ 17.32.030, Table 2-2; § 19.16.020).
• Typical standards:
  • Corner lot width: 70 ft; frontage 45 ft (§ 17.32.030, Table 2-2).
  • Coverage: 70%; parcel area per DU 2,200 sq ft/du (§ 17.32.030, Table 2-2).
  • Setbacks: front 20 ft (§ 17.32.030, Table 2-2).
  • Height: 35 ft (§ 17.32.030, Table 2-2).
• Uses: Not found in source materials.

Hillside Residential Districts

Citywide hillside policies define “hillside area” as slopes ≥10% and set hillside subdivision/analysis terms (§ 19.08.040). Growth management also adds resource protections, canyon bottom avoidance, and buffers (§ 19.16.020). The hillside overlay tools in Chapter 17.54 add slope/embankment limits, potential adjustments to height/setbacks to fulfill hillside purposes, and an “urban slope line” boundary (§ 17.54.040; § 17.54.060; § 17.54.080; § 17.54.200).

Shared hillside standards include:

• Front setback 25 ft; “ridgeline” setbacks of 100 ft horizontal and 100 ft vertical from primary ridgelines; emphasis on scenic vista preservation and massing that fits terrain (§ 17.36.030, Table 2-4 & notes 4–6).
• Height: 35 ft (§ 17.36.030, Table 2-4).
• Rear setbacks range from 15–50 ft by district (§ 17.36.030, Table 2-4).

HR‑C — Hillside Conservation

• Purpose/density: Conservation at 1 du/10 acres; clustered development not applicable (§ 17.36.030, Table 2-4).
• Parcel minimum: 435,600 sq ft; width 150 ft; depth 200 ft (§ 17.36.030, Table 2-4).
• Setbacks: front 25 ft; sides generally 15 ft; rear 50 ft (§ 17.36.030, Table 2-4).
• Notes: Development must preserve vistas and minimize view shed intrusion (Table 2-4 notes 4–5).

HR‑LD — Hillside Low Density Preservation

• Purpose/density: 1 du/10 acres, clustering up to 1 du/5 acres (§ 17.36.030, Table 2-4).
• Parcel minimum: 435,600 sq ft; rear setback 50 ft (§ 17.36.030, Table 2-4).
• Same scenic/ridgeline requirements as HR‑C (§ 17.36.030, Table 2-4 notes 4–6).

HR‑MD — Hillside Medium Density Preservation

• Purpose/density: 1 du/5 acres, clustering up to 1 du/2.5 acres (§ 17.36.030, Table 2-4).
• Parcel minimum: 217,800 sq ft; rear setback 50 ft; height 35 ft (§ 17.36.030, Table 2-4).
• Ridgeline and view protection apply (§ 17.36.030, Table 2-4 notes 5–6).

HR‑RE — Hillside Rural Estate

• Purpose/density: 1 du/acre (§ 17.36.030, Table 2-4).
• Parcel minimum: 43,560 sq ft; rear setback 15 ft; front 25 ft (§ 17.36.030, Table 2-4).

HR‑VL — Hillside Very Low Density

• Purpose/density: 2 du/acre (§ 17.36.030, Table 2-4).
• Parcel minimum: 21,780 sq ft; rear setback 15 ft; front 25 ft (§ 17.36.030, Table 2-4).

Additional hillside mechanics:

• Embankments: Slopes steeper than 3H:1V over 15 ft tall along public ROW require a maintenance agreement with the City (§ 17.54.080).
• Height/setback flexibility: In the hillside zone, base-zone height/setbacks may be adjusted if needed to meet hillside purposes (§ 17.54.060; § 17.54.040).
• Urban slope line: Defines where hillside provisions particularly apply (§ 17.54.200).

Commercial & Industrial Districts

B‑P — Business Park

• Purpose: Employment campus/innovation space (designations per Table 2‑6 title).
• Key standards:
  • Minimum parcel: 10,000 sq ft; width 100 ft (standard/corner); coverage 60%; FAR 0.5 (§ 17.40.040, Table 2‑6).
  • Setbacks: front 25 ft; sides 5 ft (20 ft abutting residential); rear 10–20 ft depending adjacency (§ 17.40.040, Table 2‑6).
  • Height: 35 ft, can increase with a CUP (§ 17.40.040, Table 2‑6 note 3).
• Selected uses:
  • Offices, financial, and governmental uses are typically permitted by right (§ 17.40.020, Table 2‑5).
  • Fast-food/no drive-through and sit-down restaurants (no late hours) are permitted; late hours or drive-throughs require CUP (§ 17.40.020, Table 2‑5).
  • Alcohol on-site/off-site sales generally require CUP with conditions (§ 17.40.020, Table 2‑5).

CO — Commercial Office

• Purpose: Professional/administrative uses.
• Key standards: Parcel 10,000 sq ft; width 100 ft; coverage 70%; FAR 0.5; front setback 25 ft; height 35 ft (CUP may increase) (§ 17.40.040, Table 2‑6).
• Selected uses: Offices/financial/government uses permitted; restaurants permitted with conditions on hours; drive-throughs need CUP (§ 17.40.020, Table 2‑5).

C‑1 — Neighborhood Commercial

• Purpose: Community-serving retail/services.
• Key standards: Parcel 7,200 sq ft; width 65 ft (70 ft corner); coverage 50%; FAR 0.5; front setback 20 ft; height 35 ft (§ 17.40.040, Table 2‑6).
• Selected uses:
  • Retail stores (< or >30,000 sf) are permitted; offices limited to 15% of ground-floor area; greater on upper floors (§ 17.40.020, Table 2‑5).
  • Restaurants (no late hours) permitted; late hours and drive-throughs require CUP (§ 17.40.020, Table 2‑5).

C‑2 — General Commercial

• Purpose: Regional/auto-oriented commercial.
• Key standards: Parcel 10,000 sq ft; width 65–70 ft; coverage 60%; FAR 0.5; front 20 ft; height 35 ft (§ 17.40.040, Table 2‑6).
• Selected uses:
  • Vehicle sales (new/used with conditions) are permitted; used sales must be accessory to new (§ 17.40.020, Table 2‑5).
  • Building materials: Minor Use Permit in C‑2 (§ 17.40.020, Table 2‑5).
  • Bars/nightclubs require CUP; drive-throughs require CUP (§ 17.40.020, Table 2‑5).

CM — Commercial Manufacturing

• Purpose: Light industrial/production with commercial compatibility.
• Key standards: Parcel 7,200 sq ft; width 65–70 ft; coverage 80%; FAR 0.6; front 20 ft (may follow more restrictive adjacent zone); height 35 ft (CUP may increase) (§ 17.40.040, Table 2‑6 & note 4).
• Selected uses:
  • Many retail and service uses are permitted; offices are limited to ancillary and ≤15% of floor area (§ 17.40.020, Table 2‑5).
  • Vehicle sales permitted; landscape nurseries permitted (≥2 acres); alcohol sales typically CUP (§ 17.40.020, Table 2‑5).
• Additional commercial/manufacturing rules:
  • Outdoor storage and operations must be screened; most uses occur indoors unless otherwise allowed (§ 17.16.010).

Special Purpose Districts

I‑HC — Institutional–Health Care

• Purpose: Hospitals, clinics, research, rehab, educational, religious assembly; student/employee housing as allowed components (§ 17.44.010.A).
• Application: Implements institutional/health-care designations; includes Loma Linda University campus (§ 17.44.010.A).
• Dimensional/use specifics: Not found in source materials (standards are by zone; verify with the map and use tables).

OS — Open Space

• Purpose: Preserve wilderness and passive recreation; structures limited to ancillary facilities like restrooms/service buildings (§ 17.44.010.B).
• Dimensional/use specifics: Not found in source materials.

PF — Public Facilities

• Purpose: Civic/governmental/public parks and similar facilities (§ 17.44.010.D).
• Dimensional/use specifics: Not found in source materials.

PC — Planned Community

• Purpose: Flexible, mixed-density master planning that sets its own use/standard package consistent with the General Plan (§ 17.44.010.C).
• Adoption: Standards/uses are created and adopted with each PC; e.g., The Groves at Loma Linda Specific Plan (299.81 acres) has its own standards on file (§ 17.44.010.E, Table SP).
• Practical tip: Within a PC, rely on the adopted specific plan’s standards first (§ 17.44.010.E).

Overlay Districts (applied in addition to a base zone)

• H — Hillside Development Overlay
  • Applicability: Areas near/south of the urban slope line and other mapped hillsides (§ 17.54.200).
  • Effect: Can modify base height/setbacks to meet hillside purposes; controls steep embankments and requires objective hillside design/visual protections (§ 17.54.040; § 17.54.060; § 17.54.080; § 17.36.030 notes).
• FP — Flood Plain Overlay
  • Purpose: Flood hazard regulation. Definitions and flood-management framework (e.g., base flood, floodway) are provided (§ 19.12.480).
  • Procedural specifics for FP overlay: Not found in source materials.
• HM — Historic Mission Overlay
  • Purpose: Historic Mission District protection; projects within overlay boundaries undergo review by the historical commission and other authorities; all projects must comply with CEQA and the zoning code (§ 17.82.070).
• PD — Planned Development Overlay
  • Purpose/effect: Overlay exists per list (§ 17.04.050). Detailed standards: Not found in source materials.
• GH — Geologic Hazards Overlay
  • Purpose/effect: Overlay exists per list (§ 17.04.050). Detailed standards: Not found in source materials.

Citywide growth-management rules that interact with zoning

• Residential density bands (General Plan): Hillside Conservation/Preservation and conventional residential categories range from 0–1 du/10 acres to 0–20 du/ac, plus 0–25 du/ac for senior housing (§ 19.16.020). Increases to these maximums require a vote (§ 19.16.020).
• Minimum single-family lot size: 7,200 sq ft, regardless of bonuses (§ 19.16.020).
• Maximum residential building height: 35 ft (§ 19.16.020).
• San Timoteo Creek Area: If re-designated, it may only be single-family at max 2 du/ac, and only by a 4/5 City Council vote after a hearing (§ 19.16.020).
• Planned Residential Developments/Planned Communities open space: ≥20% of gross land area for <15% slope, ≥25% for ≥15% slope; citrus grove preservation may satisfy open space under conditions (§ 19.16.020).
• Habitat/stream corridor protections: Avoid “canyon bottoms” (within 200 ft of each side of blue-line streams) and preserve habitat/wetlands; provide buffers (§ 19.16.020).

ADUs and how they override base standards

• Ministerial approval: ADUs and JADUs must be approved ministerially if chapter requirements are met (§ 17.110.030).
• Minimum entitlement: A detached/attached ADU up to 800 sq ft, 16 ft high, with 4 ft side/rear setbacks cannot be precluded by lot coverage/FAR/min-lot/front setback rules (§ 17.110.030).
• Development standards: Zone standards apply unless modified; specific height, setback, and size rules in § 17.110.060 control. For design in historic contexts, see § 17.110.060.F and Historic Preservation. Also see Loma Linda ADUs.

Quick-reference tables

Selected residential dimensional standards (base districts)

Notes:

• Corner width of 70 ft is shown for R‑3 and R‑4 (§ 17.32.030, Table 2-2). Other corner standards: Verify with the jurisdiction.
• Open space requirements apply in R‑2 for multi-unit formats (§ 17.32.030, Table 2-2).

Selected commercial/industrial standards and use signals

Additional commercial/industrial requirements:

• Six‑foot decorative masonry walls on lines abutting residential zones; screened trash areas; side/rear setbacks increase next to residential (§ 17.40.040, Table 2‑6).
• Outside storage must be screened; uses generally indoors (§ 17.16.010).

Other cross-cutting standards you may hit

• Objective Design Standards: Multifamily and mixed-use with residential must also meet objective standards; surface parking can’t sit between building and street; pedestrian connectivity and common open-space amenities are required per unit counts (§ 17.115.020; § 17.115.060).
• Condominium projects: Final approvals require certifications of grading/landscaping completion (§ 17.72.110).
• Interpretations: If a use isn’t listed or ambiguity arises, City Council issues an interpretation that then governs (§ 17.02.040).
• Zoning “minimums”: Where this title is more restrictive than other agreements or rules, Title 17 controls (§ 17.02.050).
• Signs, landscaping, and nonconformities: See Signage, Landscaping and Screening, and Nonconforming Uses.

Checklist

• Confirm your base zone and any overlays on the official zoning map (§ 17.04.100; § 17.04.050).
• Identify applicable citywide density cap, 7,200 sq ft min SF lot, and 35 ft max residential height (§ 19.16.020).
• Apply base district dimensional standards (setbacks, coverage, FAR, height) from the controlling table (§ 17.32.030; § 17.36.030; § 17.40.040).
• For multifamily/mixed-use with residential, layer in objective design standards (§ 17.115.020; § 17.115.060).
• Check parking ratios and any parking layout rules that intersect with design (§ 17.115.060).
• If in hillside areas/overlays, apply ridgeline setbacks (100 ft/100 ft), scenic policies, embankment slope limits, and open space requirements where PRD/PC is used (§ 17.36.030 notes; § 17.54.060; § 17.54.080; § 19.16.020).
• If in the HM overlay, plan for historical commission review and compliance with CEQA and historic rules (§ 17.82.070).
• If pursuing a use like drive-through, late-night restaurant, alcohol sales, or extra height, determine if a CUP/MUP is required (§ 17.40.020; § 17.40.040 note 3).
• For ADUs/JADUs, apply the ministerial allowances (e.g., 800 sq ft, 16 ft height, 4 ft side/rear setbacks) (§ 17.110.030; § 17.110.060) and see Loma Linda ADUs.
• If near the San Timoteo Creek Area or within designated habitat/stream buffers, factor in Growth Management constraints (§ 19.16.020).

Risks & Ambiguities

Plain-English Summary

Loma Linda assigns every parcel a base zone and, sometimes, one or more overlays. Neighborhoods range from R‑1 (single-family) up to R‑4 (very high density), while hillside zones add bigger lots, deeper rear setbacks, and strict ridgeline/view protections. Commercial districts control lot size, setbacks, height (generally 35 ft), and when a CUP is needed (e.g., drive‑throughs, bars, late‑night hours). Citywide rules cap residential height at 35 ft and require at least a 7,200‑sq‑ft lot for single-family homes; ADUs enjoy special by‑right allowances.

Source References

• § 17.02.030 (Zoning map purpose)
• § 17.02.040 (Interpretation by city council)
• § 17.02.050 (Construction; Title 17 governs where more restrictive)
• § 17.04.050 (Zones established)
• § 17.04.100 (Zoning map adopted by reference)
• § 17.10.020 (Accessory building height)
• § 17.16.010 (Commercial/manufacturing area standards)
• § 17.32.030 (Residential development standards; Table 2‑2)
• § 17.36.030 (Hillside residential development standards; Table 2‑4 and notes)
• § 17.40.020 (Commercial/industrial allowed uses and permits; Table 2‑5)
• § 17.40.040 (Commercial/industrial development standards; Table 2‑6)
• § 17.44.010 (Special purpose zones: I‑HC, OS, PC, PF; specific plan references)
• § 17.54.040; § 17.54.060; § 17.54.080; § 17.54.200 (Hillside overlay applicability; height/setback flexibility; embankment slope; urban slope line)
• § 17.72.110 (Condominium development standards—final certifications)
• § 17.82.070 (Historic Mission Overlay—project/environmental review)
• § 17.110.020; § 17.110.030; § 17.110.060 (ADU/JADU definitions, ministerial approval, development standards)
• § 17.115.020; § 17.115.060 (Objective design standards; site design, connectivity, amenities)
• § 19.03.010 (Development agreement authorization)
• § 19.08.040 (Hillside definitions)
• § 19.12.480 (Floodplain definitions)
• § 19.16.020 (Growth Management Element: densities, min lot size, max height, resource protections)
• Loma Linda Municipal Code (hosted at https://ecode360.com/LO4960)

Source passages

• Loma Linda Zoning Code (§ 17.82.070) Medium relevance show source text
• Loma Linda Zoning Code (§ 19.16.020) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.40.040) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.32.030) Medium relevance show source text
• Loma Linda Zoning Code (§ 19.12.480) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.54.060) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.54.080) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.16.010) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.110.030) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.44.010) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.02.030) Medium relevance show source text
• CFC § 17.115.020 (§ 17.115.020) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.02.050) Medium relevance show source text
• Loma Linda Zoning Code (§ 17.10.020) Medium relevance show source text
• CBC § 19.08.040 (§ 19.08.040) Medium relevance show source text
• Loma Linda Zoning Code (§ 19.16.020) Medium relevance show source text

Cited sections

• § 17.02.030 (Zoning map purpose) (§ 17.02.030)
• § 17.02.040 (Interpretation by city council) (§ 17.02.040)
• § 17.02.050 (Construction; Title 17 governs where more restrictive) (§ 17.02.050)
• § 17.04.050 (Zones established) (§ 17.04.050)
• § 17.04.100 (Zoning map adopted by reference) (§ 17.04.100)
• § 17.10.020 (Accessory building height) (§ 17.10.020)
• § 17.16.010 (Commercial/manufacturing area standards) (§ 17.16.010)
• § 17.32.030 (Residential development standards; Table 2‑2) (§ 17.32.030)
• § 17.36.030 (Hillside residential development standards; Table 2‑4 and notes) (§ 17.36.030)
• § 17.40.020 (Commercial/industrial allowed uses and permits; Table 2‑5) (§ 17.40.020)
• § 17.40.040 (Commercial/industrial development standards; Table 2‑6) (§ 17.40.040)
• § 17.44.010 (Special purpose zones: I‑HC, OS, PC, PF; specific plan references) (§ 17.44.010)
• § 17.54.040; § 17.54.060; § 17.54.080; § 17.54.200 (Hillside overlay applicability; height/setback flexibility; embankment slope; urban slope line) (§ 17.54.040)
• § 17.72.110 (Condominium development standards—final certifications) (§ 17.72.110)
• § 17.82.070 (Historic Mission Overlay—project/environmental review) (§ 17.82.070)
• § 17.110.020; § 17.110.030; § 17.110.060 (ADU/JADU definitions, ministerial approval, development standards) (§ 17.110.020)
• § 17.115.020; § 17.115.060 (Objective design standards; site design, connectivity, amenities) (§ 17.115.020)
• § 19.03.010 (Development agreement authorization) (§ 19.03.010)
• § 19.08.040 (Hillside definitions) (§ 19.08.040)
• § 19.12.480 (Floodplain definitions) (§ 19.12.480)
• § 19.16.020 (Growth Management Element: densities, min lot size, max height, resource protections) (§ 19.16.020)
• Loma Linda Municipal Code (hosted at )

• Official Loma Linda code library