Local zoning · Loomis

Loomis — Nonconforming Uses

Q: What does "nonconforming use" mean in Loomis?

A nonconforming use is a use of land or a structure that was lawfully established before a zoning change but does not comply with current allowable uses for the zoning district. See the definition in § 13.72.020 and the purpose at § 13.72.010 .

Nonconforming Uses under the Loomis local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Loomis regulates nonconforming parcels, structures, signs, and land uses in Chapter 13.72 of the zoning code to allow historically lawful uses to continue under limited conditions while encouraging eventual elimination of nonconformities. The ordinance defines what is a nonconforming use, nonconforming structure, and nonconforming parcel, sets rules for continuation, repair, expansion, termination, and amortization, and creates special residential exceptions (particularly for dwellings). See § 13.72.010 and § 13.72.020 for the purpose and definitions.

Practical decision points flow from three places in the code: the nonconforming chapter itself (Chapter 13.72), the zoning district development standards (setbacks, lot size, lot coverage, height — see the Loomis development standards tables), and related permit procedures (minor use permits, zoning clearances, appeals). When assessing a nonconforming proposal you will regularly check parking requirements in Loomis parking, whether a proposed change triggers design review, how overlays affect allowed uses via the overlay districts rules, and—if housing—the town’s ADU provisions. Where structural work touches safety or seismic issues, the local code defers to the California Building Standards Code.

How Loomis treats Nonconforming Items (Quick synthesis)

A nonconforming land use or nonconforming structure may generally continue and can transfer with ownership, but expansion is limited and often requires discretionary approval. § 13.72.030 sets these baseline rules.
Termination by discontinuance occurs after 12 continuous months of non-use; destruction can terminate nonconforming status unless repair costs are ≤ 50% of assessed value and the work is commenced within one year (unless an allowed residential exception applies). See § 13.72.050 and § 13.72.040 for residential exceptions.
Certain industrial/manufacturing uses located in specific commercial zones may be subject to a formal amortization requirement (a 20‑year abatement schedule for specified uses in CO, CG, CC, or CT unless otherwise allowed); the town must give notice and an owner may appeal. See § 13.72.050(C) and the referenced Table (Table 2-9).

District-by-district breakdown (decision-focused)

Note: Loomis’s zoning districts and numeric standards are organized in Article 2 and the development tables (Tables 2‑3, 2‑4, etc.). Verify parcel‑specific numeric standards with the applicable table and the town planner. See § 13.20.020, Table references in Article 2 and the development standards tables for the full numbers. Not all district purpose text is repeated here; see the cited sections for full use lists.

RA (Residential Agricultural)

Purpose & typical uses: low‑density residential and agricultural uses (single‑family homes, accessory agricultural uses). See Article 2 tables for use lists.
Key development standards (examples from the tables): height up to 35 ft / 2 stories, lot coverage target 20% (review authority may allow up to 25% on a nonconforming parcel). Confirm specifics in Table 2‑3 / § 13.24.050.
Nonconforming notes: existing nonconforming structures/dwellings may be repaired or rebuilt under the residential exemptions in § 13.72.040.

RE (Residential Estate) and RR (Rural Residential)

Purpose & typical uses: estate and rural residential living; accessory structures and limited agriculture. See Table 2‑3 and applicable note sections for minimum lot sizes and special rules.
Standards: minimum lot sizes, front/side/rear setbacks, and height limits differ by subzone—consult Table 2‑3 and § 13.30.050 for height measurement. Nonconforming parcels meeting historic subdivision or deed creation tests can be treated as legal building sites per § 13.72.060(A).

RS (Single‑Family Residential), RM (Medium Density), RH (High Density)

Purpose & typical uses: increasing residential densities; permitted uses and development standards in Table 2‑4 (§ 13.24.050 for RS/RM specifics).
Standards: front setbacks, side/rear yards, lot coverage, and height caps such as 30–35 ft or district‑specific numbers appear in the tables. Nonconforming single‑family dwellings have specific repair/expansion allowances (see § 13.72.030(B)(1)(b) and § 13.72.040).

CO (Office Commercial), CG (General Commercial), CC (Community Commercial), CT (Commercial Tourist)

Purpose & typical uses: office, retail, service, tourist‑oriented uses; consult Table 2‑6 / Table 2‑9 for specific allowed and conditional uses.
Nonconforming uses: certain industrial/manufacturing/wholesale uses located in these commercial zones that are not listed as allowable may be subject to a 20‑year amortization and formal abatement if identified in § 13.72.050(C) and Table 2‑9/§ 13.28.030. Owners receive notice and can appeal.

ILT (Industrial Light / Technology or similar IL‑T label used by Loomis)

Purpose & typical uses: light industrial, manufacturing and similar uses (some legacy uses permitted under prior use permits). The code allows the Planning Director some flexibility to authorize expansion or replacement of a previously permitted use in ILT with a zoning clearance under a pre‑existing use permit if compatibility findings are met (see § 13.72.030(A)(3)).

(If your parcel is in a different or overlay district, check the overlay rules in Overlay Districts; verify all district use tables directly for parcel‑specific constraints.)

Decision‑relevant standards (table)

Topic	Loomis rule (plain English)	Code Reference
Can a nonconforming use continue?	Yes — continuation and ownership transfers allowed, but not enlargement beyond the area it occupied before nonconformity unless allowed by code.	§ 13.72.030(A)(1).
Expansion inside a conforming structure	May be extended throughout the structure or changed to another nonconforming use of equal/less intensity with minor use permit approval.	§ 13.72.030(A)(2).
Nonconforming structure expansion	Nonresidential/multifamily structures may be enlarged with a minor use permit if changes won’t prolong nonconforming status; single‑family may add but not extend further into existing nonconforming setbacks.	§ 13.72.030(B)(1).
Discontinuance (loss of status)	Continuous discontinuance of operation for 12 months terminates nonconforming rights.	§ 13.72.050(A)(1).
Damage/destruction threshold	If repair/replacement cost is ≤ 50% of assessed value, restoration allowed to same size/use if work starts within one year; >50% requires minor use permit.	§ 13.72.050(B)(1–2).
Residential reconstruction exception	Involuntary destruction of single‑ or multi‑family dwellings may be reconstructed with same footprint, height, and unit count (subject to building/fire code).	§ 13.72.040(A).
Nonconforming parcel treated as legal building site	Parcel is legal if it was recorded by subdivision, legally created by deed before the zoning change, approved by variance/lot line adjustment, or reduced by government acquisition under specific limits.	§ 13.72.060(A)(1–4).
Uses lacking required land‑use permits	Uses that existed without required permits are only conforming to the extent they previously existed (hours, area, etc.); prior permits in effect continue to control.	§ 13.72.070(A–B).
Amortization for selected uses	Certain "Industry, Manufacturing and Processing, Wholesaling" uses in CO/CG/CC/CT not allowed elsewhere must be discontinued or conformed within 20 years after notice.	§ 13.72.050(C)(1); see Table 2‑9 / § 13.28.030.

Checklist (what an applicant must satisfy)

Confirm the nonconforming status: show a lawful establishment date prior to the ordinance or amendment (deeds, permits, business records). See § 13.72.020.
Determine whether the proposed work is maintenance/repair or an expansion that triggers a minor use permit (see § 13.72.030(B) and § 13.62.050(F) for minor use permit findings).
If damage occurred, obtain a building official valuation to test the 50% repair threshold; if >50% plan for a minor use permit and the findings required in § 13.72.050(B)(2).
If the use is an industrial category in CO/CG/CC/CT, expect amortization notice procedures—verify whether the parcel is listed in Table 2‑9 / § 13.28.030.
If proposing an ADU in/using a nonconforming structure, confirm ADU rules allow conversion without correcting nonconforming zoning conditions that don’t threaten health/safety. See Loomis ADU rules and the ADU chapter. ADUs.
Check parking impacts (nonconforming parking rules referenced to the parking chapter) and whether the change triggers parking or design review.

Risks & Ambiguities

Issue	Why it matters	What to verify
Was the use legally established?	If not lawfully established before the zoning change, it may not qualify as nonconforming.	Confirm permits/records/date of establishment; consult § 13.72.020 and § 13.72.070.
Is proposed work “repair” or “reconstruction”?	Repairs under 25% (or ≤50% for damage) have different rules; >50% triggers discretionary review.	Obtain building official valuation and follow § 13.72.050(B) and repair rules in § 13.72.030(B)(3).
Amortization applicability	Some legacy industrial uses are subject to mandatory amortization and abatement.	Check whether the use is listed in Table 2‑9 and the parcel’s zoning (CO/CG/CC/CT); see § 13.72.050(C) and § 13.28.030.
Nonconforming parcel status	If the parcel fails the “legal building site” tests, permits may be denied.	Provide recorded subdivision/deed/variance evidence per § 13.72.060(A).
Conflicts with ADU law or state rules	State ADU laws limit local correction requirements for nonconforming zoning conditions.	Check Loomis ADU rules and state ADU law; Loomis allows converted nonconforming structures to become ADUs but building codes apply. ADUs and California ADU law.
Parcel-specific overlay or design review	Overlays and design review can impose additional controls that affect nonconforming treatments.	Verify overlay requirements in Overlay Districts and check Design Review. Not all overlay rules appear in Chapter 13.72.

Plain‑English Summary

If your building or business in Loomis was legal when it started but no longer meets today's zoning rules, the town usually lets it keep operating under controlled conditions: you can maintain it, sometimes repair or expand it in limited ways (often with a minor use permit), but long-term survival is restricted — abandonment for 12 months, major destruction, or specific amortization rules for certain industrial uses can end that protected status. Key controlling rules live in Chapter 13.72 (notably § 13.72.030–§ 13.72.070).

Source References

Loomis Municipal Code, Chapter 13.72, "Nonconforming Uses, Structures, and Parcels": § 13.72.010–§ 13.72.070 (definitions, restrictions, residential exemptions, loss of status, amortization, parcels).
Specific rules on termination, destruction and amortization: § 13.72.050 (loss of nonconforming status; required termination for listed uses).
Residential exceptions and reconstruction: § 13.72.040 (dwellings).
Nonconforming parcel (what makes a legal building site): § 13.72.060.
Rules on uses lacking required land‑use permits: § 13.72.070.
Development standards and district tables (examples referenced in body): Table 2‑3, Table 2‑4, § 13.24.050, § 13.20.020 (district listings and development standards).
Loomis ADU provisions and nonconforming structure conversions to ADUs: ADU chapter and ADU standards (conversion allowed without correcting non‑zoning nonconformities in certain cases).

Sources

Retrieved passages

Loomis Zoning Code (title or) High relevance
CFC § 1 (§ 1) High relevance
Loomis Zoning Code (title within) High relevance
Loomis Zoning Code (§ 1) High relevance
Loomis Zoning Code (title for) High relevance
Loomis Zoning Code (§ 1) High relevance
Loomis Zoning Code (section apply) High relevance
Loomis Zoning Code (§ 1) High relevance

Cited sections

Official Loomis code library

Frequently asked questions

What does "nonconforming use" mean in Loomis?

A nonconforming use is a use of land or a structure that was lawfully established before a zoning change but does not comply with current allowable uses for the zoning district. See the definition in § 13.72.020 and the purpose at § 13.72.010.

Can I sell my property if it has a nonconforming use?

Yes — transfer of ownership does not by itself end nonconforming rights; the use may continue subject to the rules in § 13.72.030, including limits on enlargement and requirements for discretionary approvals for certain changes.

How long before a nonconforming use is lost if I stop operating?

If a nonconforming use or a nonconforming use of a conforming structure is discontinued for 12 continuous months, nonconforming rights terminate. See § 13.72.050(A)(1).

If my building is damaged, can I rebuild it?

If damage is involuntary, single‑family and multifamily dwellings generally may be rebuilt to the same footprint/height/unit count under § 13.72.040(A). For other nonconforming structures, repairs up to 50% of assessed value can be restored if started within one year; repairs costing more than 50% require a minor use permit and findings. See § 13.72.040 and § 13.72.050(B).

Can a nonconforming commercial use expand?

A nonconforming use of land may not be enlarged to occupy a greater area than it lawfully occupied prior to becoming nonconforming, except limited expansion within a conforming structure may be allowed with a minor use permit. See § 13.72.030(A)(1–2).

Are there cases where Loomis forces nonconforming uses to stop?

Yes — the town may require certain nonconforming industrial/manufacturing/wholesale uses in CO/CG/CC/CT to be discontinued or brought into conformity within an amortization period (example: 20 years after notice) as described in § 13.72.050(C). Owners receive notice and may appeal.

What makes a small lot a "legal building site" under nonconforming rules?

A parcel is a legal building site if it was created by a recorded subdivision, was legally created by deed before the zoning amendment, resulted from an approved variance or lot line adjustment, or was partially acquired by government under specified limits. See § 13.72.060(A)(1–4).

If my use never had a land‑use permit, can it still be nonconforming?

If it existed lawfully without the then‑required use permit, it is only treated as conforming to the extent it previously existed (same area, hours, etc.). Uses previously authorized by a land‑use permit continue to be governed by that permit. See § 13.72.070.

Can I convert a legal nonconforming structure into an ADU in Loomis?

Loomis allows conversions of legal nonconforming structures to ADUs without requiring correction of nonconforming zoning conditions that do not affect health and safety, but the ADU must meet ADU chapter standards and building/fire code. See the ADU provisions and § 13.72.030 / ADU chapter language.

If I disagree with the town’s nonconforming determination, how do I appeal?

Decisions by the Planning Director can be appealed to the planning commission and commission decisions can be appealed to the council using the appeal procedures in Chapter 13.74; time limits and filing fees apply. See § 13.74.020 – § 13.74.030.

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