Folsom | Parking, Setbacks and Height
Folsom, California Parking, Setbacks and Height: Yards, Coverage and Height by Zone, Covered Parking, Accessory Buildings, Fences, and Hillside and Fire Rules
This page covers how large a building may be on a Folsom lot and where it may sit, and how much parking it needs. A setback, or yard, is the open space a building must keep from a lot line. Lot coverage is the share of the lot buildings may cover. Folsom states these rules in each zone chapter of Title 17, with general rules in Chapter 17.58 and parking in Chapter 17.57. Most zones ask for a 20-foot front yard and limit buildings to 35 feet; the R-M and R-4 apartment zones allow 50 feet. The Folsom overview has the summary.
Folsom building standards in six facts
- The front yard is 20 feet in R-1-ML, R-1-M, R-2, R-3, R-M and R-4, and 35 feet in R-1-L. Source: Folsom Municipal Code 17.12.070 and 17.11.070
- R-1-ML and R-1-M allow "two and one-half stories, but not to exceed thirty-five feet," and R-M and R-4 allow four stories, up to fifty feet. Source: Folsom Municipal Code 17.12.110 and 17.18.130
- Buildings may cover 30 percent of an R-1-L lot, 35 percent in R-1-ML and R-1-M, 40 in R-2, 50 in R-3 and 60 in R-M and R-4. Source: Folsom Municipal Code 17.11.060 to 17.18.060
- Single-family and two-family homes need "two covered parking spaces per unit," outside the front yard and street side yard. Source: Folsom Municipal Code 17.57.040
- A detached garage or accessory building no taller than fifteen feet at the ridge may sit on a side or rear line if it is at least seventy-five feet from any street. Source: Folsom Municipal Code 17.58.060(B)
- In hillside areas impervious surface "shall not exceed sixty percent of any lot," and all roofs must be Class A roof materials. Source: Folsom Municipal Code 14.33.180 and 14.33.190
Yards, Coverage and Height by Zone
| Zone | Coverage | Front | Side | Rear | Height |
|---|---|---|---|---|---|
| R-1-L | 30% | 35 ft | 5 ft and 11 ft | 20% of depth, at least 15 ft | 2 stories, 35 ft |
| R-1-ML | 35% | 20 ft | 5 ft and 11 ft | 20% of depth, 10 to 20 ft | 2.5 stories, 35 ft |
| R-1-M | 35% | 20 ft | 5 ft and 11 ft | 20% of depth, 10 to 20 ft | 2.5 stories, 35 ft |
| R-2 | 40% | 20 ft | 5 ft and 10 ft | 20% of depth, 10 to 20 ft | As R-1-ML: 2.5 stories, 35 ft |
| R-3 | 50% | 20 ft | 5 ft and 10 ft | 20% of depth, 10 to 20 ft | 2 stories, 35 ft |
| R-M | 60% | 20 ft | 11 ft and 5 ft; street side 16 ft | 20% of average depth, 10 to 20 ft | 4 stories, 50 ft |
| R-4 | 60% | 20 ft | 5 ft and 10 ft | 20% of depth, 10 to 20 ft | 4 stories, 50 ft |
| MU zones | 10% landscape at least | 0 ft | 0 ft; 10 ft between buildings | 0 ft | 50 ft |
| Historic residential area | 45% kept pervious | 20 ft | 5 ft; street side 10 ft | 20 ft | Set by design review |
Sources: Folsom Municipal Code 17.11, 17.12, 17.13, 17.14, 17.16, 17.17, 17.18, 17.23.050 and 17.52.540.
Folsom's side yards are uneven. In the single-family zones "The side yard requirement is five feet on one side of the lot and eleven feet on the other side of the lot at the option of the owner, developer or subdivider." R-2, R-3 and R-4 use five and ten feet. On a corner lot the street side yard is twenty percent of the lot width, but at least eleven feet and no more than sixteen in the single-family zones, and at least ten and no more than fifteen in R-2, R-3 and R-4. The rear yard is "twenty percent of lot depth," within the minimum and maximum the table shows.
- How height is measured. Building height is "the vertical distance measured from the average level of the highest and lowest point of that portion of the lot covered by the building to the highest point of the roof, ridge or parapet wall."
- Stories. A story runs from one floor to the next. A basement counts as a story "If the finished floor level directly above a basement is more than six feet above grade at any point."
- Height exceptions. Chimneys, towers, antennas and "similar architectural and utility structures" may rise "not more than 25 feet above the height limit," but may not be used for sleeping, eating or advertising.
- Coverage. Building coverage counts "all buildings on a lot, including all projections except eaves." ADUs follow their own coverage rules on the ADUs and SB 9 page.
- Planned developments. A planned development permit may change "height, setback, lot area and coverage, parking" for an integrated project, so a lot in a PD may follow different numbers.
General Yard Rules
Section 17.58.070 adds rules that apply in every zone.
- Eaves and fireplaces. "Cornices, eaves, canopies, fireplaces and similar architectural features" may extend two feet into any required yard.
- Porches and stairs. Uncovered porches and stairways may extend six feet into a front or rear yard and half the side yard width into a side yard.
- Matching the block. Where "forty percent or more of the building sites on any one block" are built, the front yard equals the average of the built lots, up to the zone figure, "but in no case less than ten feet."
- A house facing sideways. A dwelling whose front or rear faces a side lot line must sit "not less than ten feet from such lot line."
- Parking in yards. "No parking spaces as required by this title, shall be located in any required front yard, or in any required side yard on the street side of any corner lot."
- Fences. In the R districts, "fences in side and rear yards may not exceed six feet in height, and may not exceed three and one-half feet in front yards."
- Corner lots next to a key lot. Within twenty feet of the side line of the neighboring lot, the street side setback of the corner lot equals that neighbor's front yard.
Garages, Sheds and Other Accessory Buildings
Section 17.58.060 sets the rules for accessory buildings, which are detached buildings that serve the main home, such as a garage or shed. ADUs follow Chapter 17.105 instead.
- Rear yard. "A detached garage or accessory building not exceeding one story in height and without living quarters may occupy not more than fifty percent of the area of a required rear yard."
- On the lot line. A garage or similar building "not exceeding fifteen feet in height at the ridge may be built to the side, and/or rear line" if it is "not less than seventy-five feet from any street." Otherwise it keeps five feet from the side and rear lines.
- From the house. A detached garage or accessory building "shall not be closer than eight feet clear distance to main building."
- Total size. All accessory structures together may not exceed "50 percent of the habitable floor area of the primary residential dwelling," not counting ADUs. A conditional use permit from the Planning Commission allows more. The rule does not apply in the historic district, which has its own limit.
- Corner lots. "No detached accessory building shall be erected, altered or moved so as to occupy any part of the front half of such lot."
Parking
| Use | Spaces required |
|---|---|
| Single-family and two-family dwellings | 2 covered spaces per unit, outside the front and street side yards |
| Condominiums, townhouses and planned developments with private streets | 3 spaces per unit, one of them unassigned guest parking |
| Multiple-family structures and complexes | 1.5 spaces per unit |
| R-3, R-M and R-4 lots with four or more units | One and one-half times the zone ratio |
| ADU | 1 per ADU or per bedroom, whichever is less; six exemptions; none to replace a converted garage |
| Mixed-use zones | A parking study |
| Historic district dwellings (Sutter Street, River Way) | 1 per unit; 2 if larger than 600 sq ft |
| Multifamily bicycles | 1 bicycle space per 5 units |
Sources: Folsom Municipal Code 17.57.040, 17.57.090, 17.16.130, 17.23.050, 17.52.510, 17.52.520 and 17.105.180.
- What "covered" means. A covered parking space is "a fully enclosed parking structure consisting of exterior materials, colors, and an architectural design that match the primary residence."
- Access. Required spaces "must be directly accessible along a paved surface or similar hardscape." Single-family and duplex homes may back out onto a public street; other uses use private drives.
- Remodels. For an existing home with fewer covered spaces than the code now asks, "no garage conversion to nonvehicular use and no remodeling that involves enlarging or expanding over five hundred square feet of the measurable living area" may be made unless the covered spaces are provided.
- Rounding. "If the calculation of parking needs results in the requirement for a fraction of a parking space, such a parking space need not be provided unless the fraction exceeds fifty percent."
- Compact spaces. Uses with five or more spaces may mark up to thirty percent as compact, each "a width of nine feet and a length of not less than fourteen feet."
- Fire lanes. Main driveway aisles, as the fire marshal designates them, need "a minimum width of 27 feet."
- Unregistered vehicles. Vehicles or trailers without current registration may not be kept in the front yard or street side yard of a residential lot.
Two state laws reduce these numbers. Government Code 65863.2 says a public agency "shall not impose or enforce any minimum automobile parking requirement" on a residential project "within one-half mile of public transit." For SB 9 projects, Government Code 65852.21 allows "Offstreet parking of up to one space per unit," and none near high-quality transit. The Folsom parking chapter, last amended in 2013, mentions neither law.
Mixed-Use and Historic District Standards
The mixed-use zones in Section 17.23.050 use a different model. Front, side and rear setbacks for the main building are "0 ft. min.," measured at the back of the sidewalk, with "10 ft. min. between buildings." The main building may be "50 ft. max., unless parking is provided underneath buildings," and accessory structures 15 feet. Parking lots go "to the rear or side of buildings only," and at least 10 percent of the site is landscaped. Setbacks "may vary through planned development permit review process."
In the historic residential area, Section 17.52.540 sets a 20-foot front yard, 5-foot interior and 10-foot street side yards, a 20-foot rear yard and 10 feet between structures. Garages sit 20 feet back from the street, and "A minimum of 45 percent of the lot area must be maintained as pervious surface." Accessory buildings there "shall not exceed fifteen feet in height." See the historic district page.
Hillside, Grading and Fire Rules
Chapter 14.33 applies to lots inside the hillside areas shown on a City map. New construction there goes through design review, and the chapter sets standards for the building itself.
- Rooflines. Rooflines "should be below the height of the existing tree canopy, to the extent feasible," and "Whenever possible, structures shall be built with rooftops lower in elevation than any adjacent ridgelines."
- Materials. Materials and colors "that blend with the natural landscape," no polished or reflective finishes apart from windows, and "all roofs shall be of Class A roof materials."
- Paving. Impervious surface "shall not exceed sixty percent of any lot in a hillside area," unless the Planning Commission waives it.
- Driveways. "No private driveway shall have a grade exceeding fifteen percent," or twenty percent with a commission finding, and driveway cuts and fills stay within six feet.
- Decks. On downhill sites, decks avoid tall visible supports, and the space under them is screened with fire-resistant lattice or a similar treatment.
Folsom adopted the "California Wildland Urban Interface Code, 2025 Edition" as Chapter 14.27 by Ordinance 1358 of 2025. That code sets building rules for homes near wildland fire areas. The disposition of ordinances table also lists Ordinance 1350, which "Designates fire hazard severity zones." The fire hazard maps were not read, so ask the City whether a lot is inside a mapped zone.
Where the Code Disagrees With Itself or With State Law
- A pointer to the wrong section. Section 17.57.040 says for the "Historical district: Refer to parking requirements of Section 17.57.090." Section 17.57.090 covers bicycle parking. The historic district parking ratios are in Sections 17.52.510 to 17.52.540.
- Garage conversions. Section 17.57.030 blocks a garage conversion on a lot with substandard parking. Section 17.105.180 and Government Code 66314 say replacement parking is not required when a garage becomes an ADU. For an ADU, the ADU rules control.
- ADU height. Section 17.105.150 limits a detached ADU larger than 800 square feet to "twenty-five feet or the height of the residence, whichever is less." Government Code 66321 requires a city to allow "A height of 16 feet for a detached accessory dwelling unit." Next to a house lower than 16 feet, the statute controls.
- Single-family parking in apartment zones. The R-3 and R-4 parking sections list a ratio for "single-family detached" homes, a use those zones exclude. The use list decides what may be built.
Limits of This Page
The City website answered 403, so the parking design plates in Section 17.57.080, the hillside areas map, the fire hazard severity zone maps, any objective design standards and the City's handouts were not read. Diagrams inside the code are pictures and were not read. The code is stated to be current through Ordinance 1369, passed April 28, 2026, and the City Council agenda of October 13, 2026 lists a contract to complete a Zoning Code Update that may change these numbers. Ask the Planning Division which standards apply to your lot.
Best For
- ✓ R-3 lots, which allow 50 percent coverage and two stories, up to 35 feet.
- ✓ R-M and R-4 lots, which allow 60 percent coverage and four stories, up to 50 feet.
- ✓ Lots within one-half mile of public transit, where state law removes minimum parking.
Usually Fails When
- ✕ A garage is converted to living space on a lot with too few covered spaces and the work is not an ADU.
- ✕ Plans use five-foot side yards on both sides of a single-family lot, where one side needs eleven feet.
- ✕ A hillside lot is planned with more than 60 percent paving or without Class A roofing.
What To Verify Before Spending Money
- → Whether the lot is in a planned development with its own standards.
- → Whether the lot is inside the hillside areas map or a fire hazard severity zone.
- → How the City applies Government Code 65863.2 to parking near public transit.
Where to Go Next
Related on VanPlex: the Folsom overview, the California ADU law page and the property tax, fire zones and insurance page.
Frequently Asked Questions
What is the front setback in Folsom, California?
What are the side yard rules in Folsom?
How tall can a house be in Folsom?
How much of my lot can I build on in Folsom?
How many parking spaces does a Folsom house need?
Can I convert my garage in Folsom?
How tall can a fence be in Folsom?
Where can I put a detached garage or shed in Folsom?
What rules apply to building on a Folsom hillside?
Does Folsom require parking near light rail or transit?
What are the building standards in Folsom's mixed-use zones?
Official sources (checked October 2026)
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