Local zoning · Loomis

Loomis — Design Review

Design Review under the Loomis local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Loomis requires design review for many non‑residential, multiunit, and certain residential projects to protect the town’s small‑town, historic, and rural character. The local rules for design review (who decides, what findings are required, and what projects are covered) are in § 13.62.040 of the Loomis Zoning Title and are applied alongside the town’s district development standards and project‑level requirements. § 13.62.040 describes applicability, findings, decision authority and exceptions; use permit and master plan procedures that commonly trigger design review are in the same permit chapter.

Note: this page covers only the Loomis zoning/design‑review rules in the local ordinance (Title 13). For building code (Title 24) technical approvals, see the California Building Standards Code. /us/california/building-codes

Quick link rules used on this page

(Those links are provided to the internal Loomis pages listed in the brief; do not substitute external URLs.)

What the code requires (core points, grounded to the ordinance)

  • Purpose. Design review is intended to ensure new development “maintains and enhances the small‑town, historic, and rural character of the community” and to confirm compatibility with site and neighborhood standards. § 13.62.040(A).

  • Applicability. Design review is required for:

    • All proposed nonresidential development and new nonresidential land uses, and for multifamily projects per § 13.42.250;
    • All proposed mixed‑use projects per § 13.42.140;
    • Construction of two or more single‑family dwellings by the same developer on adjacent parcels in the downtown area or within a new subdivision of five or more parcels; and
    • Exterior additions and facade changes to the projects above (except existing single‑family dwellings). See § 13.62.040(B).

  • Who decides. If a project needs a use permit, variance, or master development plan the Planning Commission reviews design review; if the project needs a minor use permit, minor variance, zoning clearance, or certain subdivisions the Director may decide. See § 13.62.040(C) and the town’s Review Authority table (Table 6‑1).

  • Findings. Before approving the project the review authority must find the project complies with the design criteria in § 13.62.040(E) (architectural design, massing/scale, site layout, access/parking, landscaping including water efficiency, consistency with the General Plan, and conformance with adopted design guidelines/policies). § 13.62.040(E).

  • Decision timing and conditions. Design review decisions are made concurrently with other discretionary approvals if filed together; conditions of approval may be imposed to secure compliance with findings. § 13.62.040(F)–(G).

  • Exceptions. The design review process does not apply to Urban Lot Splits as defined in § 13.80.020. § 13.62.040(I).

  • Implementation. After approval, permit implementation rules and time limits are governed by Chapter 13.64 (permits run with the land, effective dates, expiration, extensions). § 13.64.040–060.

District-by-district breakdown

Below are the Loomis zoning districts that most often interact with design review. For each district I give the ordinance purpose, typical uses (high level), the key dimensional standards that reviewers check, and where that district appears on the map or in policy (where the code gives that detail).

Note: permitted uses and complete use tables are in Division 2 (various Tables 2‑3 through 2‑11). Verify a parcel’s exact allowed uses via the zoning map and the Division 2 tables and the site‑specific PD ordinance where applicable.

Residential districts — RA, RE, RR

  • Purpose: protect rural and agricultural estate living, preserve open space and low density residential character. See Table 2‑3 / § 13.24.050 notes.
  • Typical permitted uses: single‑family residential, agricultural accessory structures, limited accessory uses; some animal keeping and farm structures in larger parcels. See Division 2 and § 13.42 (accessory/agricultural provisions).
  • Key dimensional standards: minimum lot area variable (often acres; see Table 2‑3), maximum height around 35 ft (2 stories) in many RA/RE settings, lot coverage usually 20–25% for larger estate zones; setbacks per § 13.30.110. See Table 2‑3 and Table 2‑5 for exact suffix‑based sizes.

Residential districts — RS, RM, RH

  • Purpose: provide single‑family (RS), medium density (RM), and higher‑density residential (RH) housing options consistent with the General Plan.
  • Typical permitted uses: single‑family homes (RS), multi‑unit and townhomes (RM), multifamily and higher intensity residential in RH (sometimes with AH/affordable housing flexibility). See Division 2 and the RH special rules in § 13.42.250.
  • Key dimensional standards (representative): setbacks: front 20 ft typical for RS; side 10–15 ft depending on subzone; height often 30–35 ft (2 stories) but RH can allow taller up to 45 ft/3 stories by special provision; lot coverage and maximum density are set in Table 2‑4/2‑5 (suffix‑based). See Table 2‑4 / § 13.24.050.

Central & General Commercial — CC, CG, CO

  • Purpose:
    • CC (Central Commercial): downtown, pedestrian‑oriented retail and mixed uses; buildings typically placed close to property line.
    • CG (General Commercial): broader retail/service uses serving local residents.
    • CO (Office Commercial): professional and office uses. See § 13.26.020.
  • Typical permitted uses: retail, restaurants, offices, civic uses; residential permitted on upper floors in CC. See Division 2 tables for specific permit requirements.
  • Key dimensional standards (Table 2‑8 highlights):
    • CC: minimum lot ~5,000 sf (new parcels), residential density up to 20 units/acre, setbacks often none on Taylor Road (buildings at property line), FAR 0.25–1.60 with parking conditions; see § 13.30.110 and Table 2‑8.
    • CG/CO: typical front setbacks 15 ft for landscaping; side/rear setbacks vary and can be increased when adjacent to residential zones. See Table 2‑8 and § 13.30.110.

Tourist / Destination Commercial — CT

  • Purpose: support traveler‑oriented commercial and destination uses near interchanges; emphasize low‑profile buildings that reinforce rural character. § 13.26.070 requires a master development plan for initial development.
  • Typical permitted uses: mixed commercial, lodging, restaurants; exact uses approved through the master development plan (Table 2‑6 lists allowable uses subject to MDP).
  • Key standards: master plan required, emphasis on low‑profile structures, integration with natural features, setbacks and buffering from Brace Road, special limitations on clubs, equestrian, RCFE within certain distances. See § 13.26.070(B–C).

Business Park / Industrial — BP, ILT, IL

  • Purpose: campus‑style business parks (BP), limited industrial (ILT) with restricted hours, and general light industrial (IL) areas. See Table 2‑10 and § 13.28.*.
  • Typical permitted uses: offices and light industrial/service uses; outdoor storage and heavy manufacturing limited or conditioned.
  • Key dimensional standards (Table 2‑10):
    • BP: minimum lot typically 10,000 sf, setbacks often 25 ft, lot coverage 35–60%, height 30 ft / 2 stories, strong landscaping and residential buffering requirements.
    • ILT / IL: setbacks and coverage vary; IL may allow 35 ft height and up to 50% coverage; ILT often has operating‑hour limits and adjacency buffers to residential zones.

Public / Institutional — PI

  • Purpose: sites for schools, hospitals, public facilities. Typical setbacks and coverage are in Table 2‑11; height often limited to 30 ft / 2 stories and lot size minimums apply.

Planned Development — PD

  • Purpose: flexibility for large, integrated, or phased projects where special design expectations apply; PDs must deliver “obvious and significantly higher quality” than conventional development and comply with design guidelines and findings in § 13.29.040. Design review is central to PD approvals.

Decision‑relevant standards at a glance (select items)

Topic Typical Loomis requirement (decision focus) Code Reference
When is design review required All nonresidential development, multifamily (per § 13.42.250), mixed‑use (per § 13.42.140), multi‑lot single‑family projects downtown or new subdivisions of ≥5 parcels § 13.62.040(B)
Who may decide Commission for UP/variance/MDP; Director for MUP/minor variance/zoning clearance/subdivisions for ≥5 parcels § 13.62.040(C); Table 6‑1
Findings to make Compatibility of architectural design, massing/scale, site layout, safe access & parking, landscaping/water efficiency, GP consistency, and design guideline conformance § 13.62.040(E)
Downtown (CC) frontage rules Buildings at property line on Taylor Road unless design review authorizes a setback up to 20 ft for outdoor seating Table 2‑8 / § 13.30.110
Master Development Plan requirement CT district initial development requires an MDP with architectural and sign standards § 13.26.070(A)
Exceptions Urban Lot Splits exempt from design review § 13.62.040(I)

Checklist

  • Confirm whether the proposed project is covered by the design review applicability rules (§ 13.62.040(B)).
  • Identify required concurrent permits (use permit, minor use permit, MDP, variance) and the correct review authority (Director vs Commission) via Table 6‑1.
  • Prepare application per Chapter 13.60 (pre‑application conference recommended, required content and fees). § 13.60.030.
  • Demonstrate compliance with the design findings in § 13.62.040(E) (architectural compatibility, massing, site layout, access and parking, landscaping, and General Plan consistency). /us/california/loomis/parking /us/california/loomis/landscaping-and-screening
  • Provide required site plans showing setbacks and dimensional compliance per the district’s tables (see the development standards tables and § 13.30.110). /us/california/loomis/development-standards
  • If in CT or another district that requires a master plan, include the MDP elements listed in § 13.26.070(A).
  • If proposing second stories, check the special second‑story design review rules in § 13.42.265 (notice to neighbors and possible director/commission hearing).
  • Determine whether any overlay or PD conditions alter standards and whether additional findings or design guidelines apply. /us/california/loomis/overlay-districts

Risks & Ambiguities

Issue Why it matters What to verify
Director vs Commission review authority Different decision bodies (and appeal paths); Commission decisions may carry greater public scrutiny and different discretionary standards. Verify whether the project triggers a use permit / variance / master plan (Commission) or only a minor use permit / zoning clearance (Director). § 13.62.040(C); Table 6‑1.
Applicability for multifamily and mixed‑use Multifamily and mixed‑use projects always trigger design review per cross references; missing this can halt building permit issuance. Confirm that the project falls under § 13.42.250 (multifamily) or § 13.42.140 (mixed‑use) and include required design findings in submittal.
Downtown setback flexibility CC/Taylor Road rules allow zero setback unless design review authorizes up to 20 ft for outdoor seating — a visual and circulation issue for downtown projects. Confirm applicable street (e.g., Taylor Road vs Horseshoe Bar) and cite Table 2‑8 / § 13.30.110 when designing façade/entrances. /us/california/loomis/development-standards
Scope of "design guidelines" The code requires consistency with “any applicable design guidelines and/or adopted design review policies” but does not reproduce those guidelines in Title 13. Request the town’s adopted design guidelines and any PD‑specific design standards; confirm whether there are adopted downtown or historic guidelines. Verify with the Director. Not found in retrieved materials.
ADUs and small projects Existing single‑family dwellings are largely exempt from design review, but second story additions and some ADU configurations may require review. Check § 13.62.040(B) exemption for existing single‑family dwellings and § 13.42.265 for second stories; check the Loomis ADU rules for local ADU exemptions. /us/california/loomis/adu
Environmental review (CEQA) interplay Projects requiring CEQA documentation may be delayed or conditioned based on environmental findings. Confirm CEQA status after filing a complete application (Chapter 13.60.060).

Plain‑English summary

If you are proposing any new business, office, mixed‑use, multifamily project, or a subdivision that builds several houses, Loomis will require you to get design review so the town can check architecture, site layout, landscaping, parking, and how your project fits the neighborhood; those requirements and the decision rules are in § 13.62.040 and the district development tables in Division 2.

Source References

  • Loomis Zoning — Title 13, Chapter 13.62 (Permit approval / Design Review) — § 13.62.040 (Purpose, applicability, review authority, findings, decision, exceptions).
  • Design‑review decision timing and post‑approval procedures — § 13.62.040(F–I); Chapter 13.64 (permits run with the land / time limits).
  • Review authority / Table 6‑1 — who decides appeals and administrative roles.
  • Residential, commercial, industrial district development standards — Tables 2‑3, 2‑4, 2‑5, 2‑8, 2‑10, 2‑11 and related text (Chapters 13.24, 13.26, 13.28). Representative extracts: Table 2‑4, Table 2‑8 and Table 2‑10.
  • CT district master plan requirement and design standards — § 13.26.070.
  • Second‑story design review and neighbor notice procedure — § 13.42.265.
  • Application filing, staff report, and CEQA review procedures — Chapter 13.60 (application prep, staff evaluation, CEQA). § 13.60.030, § 13.60.060.
  • Planned Development (PD) expectations and findings — § 13.29.010–050.

Also consult Loomis-specific topic pages referenced on this site for complementary rules:

Sources

Retrieved passages

  • Loomis Zoning Code (§ 1) High relevance
  • Loomis Zoning Code (§ 1) High relevance
  • Loomis Zoning Code (§ 1) Medium relevance
  • Loomis Zoning Code (§ 1) Medium relevance
  • Loomis Zoning Code (title and) Medium relevance
  • Loomis Zoning Code Medium relevance
  • Loomis Zoning Code (title or) Medium relevance
  • Loomis Zoning Code (title and) Medium relevance
  • Loomis Zoning Code (Section G) Medium relevance
  • Loomis Zoning Code (§ 1) Medium relevance
  • Loomis Zoning Code Medium relevance
  • Loomis Zoning Code (§ 1) Medium relevance
  • Loomis Zoning Code (§ 1) Medium relevance
  • Loomis Zoning Code (Section G.) Medium relevance
  • Loomis Zoning Code (§ 1) Medium relevance

Cited sections

Frequently asked questions

Do I need design review for a small shop or restaurant in Loomis?

Yes. The ordinance requires design review for “all proposed nonresidential development and new land uses,” so a new shop or restaurant will trigger design review and must satisfy the design findings in § 13.62.040(E). The type of review body (Director vs Planning Commission) depends on whether a separate use permit or master plan is required; check Table 6‑1 for the review authority.

What happens if I build a second story on an existing house — is design review required?

Second‑story additions (on residences) are subject to an individual design review process with public notice and possible hearing as described in § 13.42.265; the director handles initial review with a ten‑day neighbor comment period and referral to the Commission if a hearing is requested.

Who decides a design review application — the Director or the Planning Commission?

It depends on the discretionary permits tied to your project: Planning Commission handles projects that require a use permit, variance, or master development plan; the Director handles design review when the project is tied to a minor use permit, minor variance, zoning clearance, or subdivision approval for five or more parcels (see § 13.62.040(C) and Table 6‑1).

If my project gets design review approval, how long is that approval valid?

Design review approvals run with the land and are subject to the town’s permit exercise and time limits; unless a different time limit is imposed, most permits must be exercised within two years or they expire (see Chapter 13.64, especially § 13.64.060 and § 13.64.040 regarding running with the land).

Can the town require more restrictive development standards as a condition of design review?

Yes. The review authority may impose “reasonable conditions of approval” to ensure the project meets the required findings, and may impose standards more restrictive than the base zoning when necessary to achieve compatibility; see § 13.62.040(G) and related use permit condition language.

Are accessory retail uses on a site (e.g., a small café inside an office) subject to design review?

Accessory retail and service uses are allowed only under specific conditions and are explicitly made subject to design review; the review authority must find there will be no adverse effects on nearby residential uses before approval. See § 13.42.030.

Do Urban Lot Splits require design review?

No — the ordinance expressly excludes projects performing an Urban Lot Split (as defined in § 13.80.020) from the design review process. § 13.62.040(I).

If my site is inside a PD or an overlay district, does that change design review?

Yes. PD approvals contain site‑specific standards and the PD ordinance expects higher‑quality design; overlay districts may substitute or add standards. Check the PD chapter § 13.29.010–050 and any overlay language for additional or modified design rules.

What specific design topics will reviewers focus on?

Per § 13.62.040(E) reviewers look at architectural design and massing, site layout (including circulation and safe access), parking and loading, landscaping and water efficiency, lighting and signs, and consistency with the General Plan and any adopted design guidelines. Provide clear plans documenting each item.

Where can I find the dimensional standards (setbacks, height, lot coverage) the design review will check?

Dimension standards are in the Division 2 development tables (e.g., Tables 2‑3 through 2‑11) and the general setback rules in § 13.30.110; refer to the table that corresponds to your zoning district (RS, RM, RH, CC, CT, BP, IL, etc.). /us/california/loomis/development-standards

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