Local zoning · Loomis

Loomis — Zoning

Q: What is RH‑20 and why is it different?

RH‑20 is a High‑Density Residential district that ensures sites are available for multifamily housing at a minimum of 20 units per acre and up to 25 units/acre by right , with flexibility to adopt alternative standards to support affordable housing; see § 13.24.020(G) and the RH specific regulations § 13.42.250 . Projects claiming RH‑20 benefits should confirm the parcel’s map designation and review the RH‑20 implementing rules.

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Town of Loomis zoning ordinance (Title 13, Zoning) actually says about zoning districts, the official zoning map, and the district-specific development standards that control what you can build. It relies on the Town's adopted zoning map and the district tables and rules in Chapter 13.20 through Chapter 13.29 of the Loomis zoning title. See the adopted zoning map and district list in § 13.20.020 and the chapter purpose in § 13.10.010 for the legal basis.

Note: this page focuses only on Loomis zoning rules (where the code assigns land to districts and sets district standards). For site-level technical requirements you must also consult the town's Loomis Development Standards, Loomis Parking, and Loomis Design Review pages.

How Loomis organizes zoning (legal framework)

The Town Council adopts an official zoning map and the list of zoning districts; the zoning map is incorporated by reference in the code and is filed with the planning department (§ 13.20.020) .
The zoning title divides Loomis into named districts (see Table 2‑1) including residential, commercial, industrial, and special‑purpose zones; each district is tied to a General Plan designation (Table 2‑1, § 13.20.020).
Which uses are allowed in each district is governed by the permit‑tables in Division 2 and the general-use rules in § 13.22.030 (Allowable land uses and permit requirements).

Because the map and district suffixes control exact density and parcel-level standards, always verify the map symbol and any numerical suffix assigned to a parcel on the official zoning map as maintained by the Planning Department (§ 13.20.020).

District-by-district breakdown (decision-relevant summary)

Below are the Town's established districts (Table 2‑1) with the ordinance's stated purpose, typical permitted uses (high level), and the most important development standards. All standards below are grounded in the Loomis zoning title; specific tables and sections are cited.

Notes on citations: the permit and standards tables are in Chapters 13.24 (Residential), 13.26 (Commercial), 13.28 (Industrial/Public) and the planned‑district procedures are in Chapter 13.29. Use rules and permit categories are in § 13.22.030.

Residential districts — overview (how the code groups them)

The residential districts are listed in Table 2‑1: RA, RE, RR, RS, RM, RH (and RH‑20) — see § 13.20.020 and the purpose statements in § 13.24.020.

RA — Residential Agricultural

Purpose: preserve agricultural uses (orchards, vineyards), very low‑density housing; supports rural character. See § 13.24.020(A).
Typical allowed uses: agricultural operations, single‑family dwellings, agricultural accessory structures (subject to § 13.42.040) and limited accessory retail for agricultural uses (see Table 2‑3 / permit table).
Key standards: Minimum lot size: 4.6 acres; Front setback: 50 ft; Maximum lot coverage: ~20%; Height limit: 35 ft (2 stories) — see Table 2‑3 and related notes in Chapter 13.24.

RE — Residential Estate

Purpose: large‑lot single‑family with compatible agriculture. See § 13.24.020(B).
Typical allowed uses: large‑lot single family, accessory agricultural uses, limited home occupations.
Key standards: Minimum lot size: 2.3 acres; Front setback: 50 ft; Coverage: 20%; see Table 2‑3 and § 13.24.060 for additional, location‑specific RE rules (Barton/Rocklin Rd area).

RR — Rural Residential

Purpose: single‑family large‑lot with limited animal keeping (one acre+ only), agricultural compatibility. See § 13.24.020(C).
Typical uses: single family dwellings, small‑scale agriculture, accessory structures.
Key standards: Minimum lot size: 1 acre (40,000 sf); Front setback: 50 ft; see Table 2‑3.

RS — Single‑Family Residential (RS‑suffix system)

Purpose: neighborhoods of single‑family homes; density varies by map suffix. See § 13.24.020(D).
Typical uses: single family dwellings, accessory dwelling units (ADUs) where allowed, limited home occupations. ADUs are regulated under § 13.42.270 (see ADU guidance).
Key standards: RS uses and the numerical suffixes (RS‑20, RS‑10, RS‑7, RS‑5, etc.) set minimum lot sizes, widths and maximum coverage; those suffix values are defined in § 13.24.050 Table 2‑5 (for example RS‑20 = 20,000 sf, 25% coverage; RS‑5 = 5,000 sf, 40% coverage). Always confirm the parcel suffix on the official zoning map.

(If you are working with RS parcels, review the Loomis ADUs page because ADU rules interact with RS standards and are cross‑referenced in the code — see § 13.42.270.)

RM — Medium Density Residential

Purpose: a broader variety of housing (small‑lot SF, duplexes, townhomes, low‑rise apartments). See § 13.24.020(E).
Typical uses: multifamily housing up to the district limit, accessory uses as allowed in Table 2‑4/permit table.
Key standards: densities set by suffixes and Table 2‑5 (e.g., RM‑5, RM‑3.5 with minimum lot sizes like 5,000 sf or 3,500 sf and coverage up to 40–50%). See § 13.24.050 Table 2‑5.

RH — High Density Residential and RH‑20

Purpose: multifamily housing (duplexes, townhomes, apartments). See § 13.24.020(F).
Typical uses: multifamily developments; the special RH‑20 district is intended to provide sites at a minimum 20 units per acre, with up to 25 units/acre by right and flexibility to use alternative standards to facilitate affordable housing (see § 13.24.020(G) and § 13.42.250).
Key standards: see Table 2‑4 (RS/RM/RH development standards) for height, setbacks and lot coverage (for example RH height up to 45 ft and 3 stories in Table 2‑4).

Commercial districts (Table 2‑1 & Table 2‑6)

Commercial districts in Loomis: CO (Office Commercial), CG (General Commercial), CC (Central Commercial / Town Center), CT (Tourist/Destination Commercial). See Table 2‑1 and the commercial permit table (Table 2‑6) in Chapter 13.26 for use‑by‑permit details; permitted uses range from offices and retail to restaurants and limited drive‑throughs (drive‑throughs and gas stations have district‑specific use permit rules). See § 13.26 and Table 2‑6.

Key items:

Drive‑through retail and gas stations are controlled uses and require a use permit in some districts (see the permit table and § 13.42.090, § 13.42.100 for specifics).

Industrial & Public (BP, ILT, IL, PI)

Industrial/business park zones BP, ILT, IL and PI (Public/Institutional) are described in Chapter 13.28; allowed uses and development standards are provided in Table 2‑9 (uses) and Table 2‑10 / Table 2‑11 (development standards). See § 13.28.030 and § 13.28.040.

Quick reference table — selected, decision‑relevant standards

District (symbol)	Typical max density / min lot	Key setbacks or height	Typical max coverage	Code reference
RA	4.6 acres per unit	Front setback 50 ft, Height 35 ft	~20%	Table 2‑3; § 13.24.020(A)
RE	2.3 acres per unit	Front setback 50 ft; RE special rules (Barton/Rocklin)	~20%	Table 2‑3; § 13.24.060
RS‑10 / RS‑5	RS suffixes: RS‑10 = 10,000 sf, RS‑5 = 5,000 sf	Front setback 20 ft (varies by suffix and table)	Coverage 25–40% (suffix dependent)	§ 13.24.050 Table 2‑5
RM‑3.5	1 unit / 3,500 sf site area	Setbacks per Table 2‑4	Coverage 50% (typical)	Table 2‑5 / Table 2‑4 — § 13.24.050
RH‑20	≥ 20 units/acre (min)	Height and setbacks per Table 2‑4; alternative standards allowed for affordable housing	See Table 2‑4	§ 13.24.020(G); § 13.42.250
CO / CG / CC	Commercial uses per Table 2‑6	Setbacks, parking per Div. 3	Coverage varies; see Table 2‑6	Chapter 13.26; Table 2‑6 § 13.26
BP / ILT / IL	Industrial uses; BP allows 1 caretaker unit	Setbacks per Table 2‑10; height 30–35 ft	Coverage 35–60%	Table 2‑10; § 13.28.040

(For full, parcel‑specific numbers consult the full district tables in Chapter 13.24–13.28 and the official zoning map; the tables above are decision‑relevant excerpts.)

How allowed uses and permits work (practical guidance)

The basic rule: a proposed use must be allowed in the applicable zoning district per the permit tables (P = permitted, MUP = minor use permit, UP = use permit, S = special) and must meet general development rules in § 13.22.020 and the applicable district development standards in Chapter 13.24–13.28.
The director has authority to interpret zoning map boundaries and may resolve a boundary uncertainty using map scale or lot lines (§ 13.20.020). If a parcel is split by a boundary, the director will determine the line using map scale (§ 13.20.020(B)).
Design review is required for many non‑residential projects and accessory retail uses (see design review rules and Chapter 13.62); consult the town's Loomis Design Review guidance alongside the code.

Helpful links for related checklist items: check Loomis Parking for off‑street parking counts and layout, Loomis Development Standards for site engineering standards, and the California Building Standards Code for building construction (note: building code is separate from zoning).

Checklist — what an applicant must satisfy before a permit can issue

Confirm the parcel's official zoning symbol and any numerical suffix on the Town zoning map (§ 13.20.020).
Confirm the proposed use is allowed in that district and determine required permit type per Table 2‑3/2‑4/2‑6/2‑9 (§ 13.22.030).
Verify development standards that apply to the parcel (minimum lot size, setbacks, coverage, height) in the district tables (e.g., § 13.24.050 Table 2‑5 for RS/RM).
Provide parking, landscaping and screening plans that meet Division 3 standards, including Loomis Parking requirements and Chapter 13.34 landscaping rules (§ 13.36, § 13.34).
If design review is required, submit materials as required under Chapter 13.62 and the town's design review rules (Loomis Design Review).
If proposing a PD or master planned project, comply with Chapter 13.29 (PD) and § 13.62.070 (master development plan) including required findings and public hearings.
For ADUs consult § 13.42.270 and state ADU law; follow the Loomis ADUs guidance.

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning boundary ambiguity	The director resolves discrepancies by map scale or lot lines; a wrong assumption changes allowed uses/density (§ 13.20.020)	Request an official zoning verification from Planning (verify map symbol & suffix)
RS / RM numerical suffixes	Suffixes control minimum lot size and coverage (e.g., RS‑20 vs RS‑5) — wrong suffix = wrong density (§ 13.24.050)	Verify the suffix applied to the parcel on the adopted map and check Table 2‑5
RH‑20 special rules for affordable housing	RH‑20 allows 20+ units/acre and alternative standards; project may qualify for different standards (§ 13.24.020(G), § 13.42.250)	If proposing high‑density housing, confirm whether RH‑20 standards or alternatives apply and whether the parcel is mapped RH‑20
Nonconforming parcels/uses	Existing lawful uses may continue but new work may be limited; nonconforming rules are in Chapter 13.72	Check Chapter 13.72 and confirm how proposed changes affect legal nonconforming status. Not found in retrieved materials: specific Chapter 13.72 text (verify with Planning).
Parking and downtown exceptions	Parking may not be located between a building and the fronting street in downtown; different rules may apply in downtown RS‑5 area (§ 13.36.03 notes / Table references)	Confirm whether parcel is in downtown area and apply the downtown parking/layout rules.
Site‑specific overlay or PD ordinances	Some parcels are subject to overlays or PD ordinance numbers on the map (PD districts include ordinance number on the map) (§ 13.29.020)	Check the zoning map legend and any overlay/PD ordinance referenced for the parcel; consult Loomis Overlay Districts.

Plain‑English Summary

Loomis assigns every parcel to a named zoning district (RA, RE, RR, RS with numeric suffixes, RM, RH, CO, CG, etc.) and the code’s district tables set the specific minimum lot size, setbacks, height limits, and allowed uses for each district; you must confirm both the district symbol and any suffix on the Town’s official zoning map before designing a project (§ 13.20.020, § 13.24.050).

Source References

Town of Loomis, Title 13 — Zoning: Purpose and administration § 13.10.010–§ 13.10.050.
Zoning Map and Districts — § 13.20.010–§ 13.20.020 (Table 2‑1 lists all districts).
Residential district purposes and rules — § 13.24.010–§ 13.24.080; see in particular § 13.24.020 (RA/RE/RR/RS/RM/RH purposes) and § 13.24.050 (RS & RM density and Table 2‑5).
Development standards tables: Table 2‑3 (RA/RE/RR standards), Table 2‑4 (RS/RM/RH standards), Table 2‑5 (RS & RM density) — see Chapter 13.24.
Commercial districts and permitted uses — Table 2‑6 and Chapter 13.26 (commercial uses and permit requirements).
Industrial & public district uses and standards — § 13.28.030–§ 13.28.040, Tables 2‑9 and 2‑10.
Planned Development (PD) district purpose and map designation — § 13.29.010–§ 13.29.020.
General requirements for new land uses and permits — § 13.22.020 (General requirements) and § 13.22.030 (Allowable land uses and permit requirements).
Director authority, map boundary interpretation — § 13.10.050 and § 13.20.020(B).
Accessory Dwelling Units — § 13.42.270 (see ADU rules and cross‑references).
Design review and master development plan procedures — § 13.62.070 and Chapter 13.62 (design review references).

If you want the exact map symbol and suffix for a parcel or a PDF extract of Table 2‑5 for a site, request the parcel APN and I will extract the applicable table row and citations for that parcel. Verify all parcel‑level interpretations with the Town of Loomis planning staff (the director has interpretive authority, § 13.10.050(A)).

Sources

Retrieved passages

Loomis Zoning Code (§ 1) High relevance
Loomis Zoning Code (Section 13.42.260) High relevance
Loomis Zoning Code (title for) Medium relevance
Loomis Zoning Code (title references) Medium relevance
Loomis Zoning Code (title eliminates) Medium relevance
Loomis Zoning Code (§ 1) Medium relevance
Loomis Zoning Code Medium relevance
Loomis Zoning Code (§ 1) Medium relevance
Loomis Zoning Code High relevance
Loomis Zoning Code (section shall) High relevance
Loomis Zoning Code (Section 13.42.260) High relevance
Loomis Zoning Code High relevance
Loomis Zoning Code (§ 1) High relevance
Loomis Zoning Code (Section 13.42.260) High relevance

Cited sections

Official Loomis code library

Frequently asked questions

What can I build on an R‑1 lot in Loomis?

Loomis does not use a generic "R‑1" label — it uses RS (Single‑Family Residential) with numeric suffixes (for example RS‑10, RS‑5) that determine minimum lot sizes and coverage; allowed uses are single‑family homes, accessory uses and ADUs if the parcel meets the RS standards and ADU rules in § 13.42.270. Confirm the parcel's exact RS suffix on the official zoning map and the matching table row in § 13.24.050 Table 2‑5.

What are Loomis setback requirements?

Setbacks vary by district and by RS/RM suffix. For large‑lot districts (RA/RE/RR) the front setback is typically 50 ft (Table 2‑3); for RS districts front setbacks are typically 20 ft with side and rear distances varying by suffix and listed in Table 2‑4/2‑5; see § 13.24 tables and the setback exceptions in § 13.30.110. Always quote the table row for your parcel's district/suffix.

How do I know which zoning district applies to my parcel?

The Town Council‑adopted zoning map is the legal source; the map is on file with the Planning Department and incorporated by reference into the code (§ 13.20.020). If a boundary is unclear, the director will interpret the boundary using lot lines or map scale (§ 13.20.020(B)). For certainty, request an official zoning verification from the Planning Department.

Do I need design review in Loomis?

Design review is required for many nonresidential projects and for accessory retail uses; Chapter 13.62 and § 13.62.040 set design review requirements (and § 13.62.070 covers master development plans when required). Check the specific district permit table (Division 2) to see if your use triggers design review or a discretionary permit. See the Town’s design review guidance.

Can I build an ADU on my Loomis lot?

ADUs are allowed where the district permits accessory dwellings and where the lot meets the ADU rules; the code references accessory dwelling units under § 13.42.270 and the residential district tables note ADU applicability. Also consult state ADU law; see the Loomis ADU page for how local and state rules interact.

What is RH‑20 and why is it different?

RH‑20 is a High‑Density Residential district that ensures sites are available for multifamily housing at a minimum of 20 units per acre and up to 25 units/acre by right, with flexibility to adopt alternative standards to support affordable housing; see § 13.24.020(G) and the RH specific regulations § 13.42.250. Projects claiming RH‑20 benefits should confirm the parcel’s map designation and review the RH‑20 implementing rules.

How are commercial uses controlled (e.g., drive‑throughs, gas stations)?

Commercial allowed uses and the permit requirement for each specific use are in Table 2‑6 (Chapter 13.26). Certain uses like drive‑throughs or gas stations require a use permit or are limited in particular commercial districts — consult Table 2‑6 and any specific use sections (e.g., § 13.42.090–13.42.100) for the controls.

Who decides when a map boundary is ambiguous?

The Planning Director has authority to interpret zoning district boundaries and will use lot lines, street centerlines, or the map’s scale to make the determination (§ 13.20.020(B)). If that interpretation is disputed, the director may issue an official interpretation or refer the matter to the commission.

If I own a tiny nonconforming lot, what rules apply?

The code permits existing lawful uses to continue but imposes nonconforming use/structure rules (see Chapter 13.72 for nonconforming uses). Some small lots in RR can use RS setbacks (noted in Table 2‑3 notes). For site‑specific limits check Chapter 13.72 and the small‑parcel notes in the district tables. Not all Chapter 13.72 text was available in the retrieved materials — verify with the Planning Department.

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