Folsom | Zoning Districts
Folsom, California Zoning Districts: Single-Family Zones, R-2 Duplexes, R-3 and R-M Apartments, R-4, Mixed-Use Zones, Planned Development and the Folsom Plan Area
This page explains the zoning districts in Folsom, California, and how many homes each one allows on a lot. A zoning district, or zone, is an area on the City's zoning map where the same rules apply. The rules are in Title 17 of the Folsom Municipal Code, which the code host says is current through Ordinance 1369, passed April 28, 2026. Folsom has three single-family zones, a two-family zone, three apartment zones and three mixed-use zones. Planned development permits and the Folsom Plan Area south of Highway 50 add their own rules. The Folsom overview has the summary.
Folsom zoning in six facts
- Section 17.10.010 lists R-1-L, R-1-ML and R-1-M as "single-family residence districts," R-2 as the two-family district, and R-3, R-4 and R-M as apartment districts. Source: Folsom Municipal Code 17.10.010
- R-3 permits "Three- or four-family dwellings and apartments, not to exceed four units per lot," and leaves out standard single-family detached homes. Source: Folsom Municipal Code 17.16.020
- The R-M zone requires "One thousand seven hundred square feet or more" of lot area per dwelling unit, on a lot of at least 6,000 square feet. Source: Folsom Municipal Code 17.17.030
- The mixed-use zones require at least 12 homes per acre in MU and 20 in MU-TCOZ and MU-EDOZ, with a maximum of 30 per acre before a density bonus. Source: Folsom Municipal Code 17.23.050
- The Folsom Plan Area is the land "south of Highway 50 within the Folsom plan area specific plan adopted by the city council on June 28, 2011, in Resolution No. 8863." Source: Folsom Municipal Code 3.120.020(J)
- Section 17.37.040 says an adopted specific plan usually creates its own zones, which "will be described within the plan itself rather than on the zoning map or in this code." Source: Folsom Municipal Code 17.37.040
The Districts Title 17 Creates
Section 17.10.010 lists the general districts into which the city is divided. Seven are residential: "R-1-L, R-1-ML, R-1-M, single-family residence districts," "R-2, two-family residence district," "R-3, neighborhood apartment district," "R-4, general apartment district" and "R-M, residential, multifamily dwelling district." The same list names commercial, industrial, business office and planned development districts. Section 17.10.020 adds combining districts, which are extra rules laid over a base zone: a special building site district, a highway frontage district, a parking district, a special height district and a civic district.
Some districts that Title 17 regulates do not appear in that list. The mixed-use zones are in Chapter 17.23, the specific plan district in Chapter 17.37, the estate districts E-1 and E-2 in Chapter 17.56, and the historic district in Chapter 17.52. The zoning map was not read for this guide. Section 17.58.020 says a zone symbol on the map "shall in each instance apply to the whole of the area within the district boundaries," and that where a district line divides a parcel, part of it "may be placed in either district by approval of a variance application."
| Zone | Name in the code | Homes allowed | Smallest lot |
|---|---|---|---|
| R-1-L | Single-family, large lot | One-family dwelling | 14,500 sq ft; 75 ft wide |
| R-1-ML | Single-family, medium lot | One-family dwelling | 10,000 sq ft; 60 ft wide (75 ft corner) |
| R-1-M | Single-family, small lot | One-family dwelling | 6,000 sq ft (7,500 corner); 60 ft wide (75 ft corner) |
| R-2 | Two-family residence | R-1 uses and two-family dwellings | 6,000 sq ft (7,500 corner); 60 ft wide (75 ft corner) |
| R-3 | Neighborhood apartment | Two-family dwellings, and three- or four-family dwellings, up to 4 units per lot; no standard single-family detached home | 6,000 sq ft (7,500 corner); 60 ft wide (75 ft corner) |
| R-M | Residential, multifamily dwelling | Zero lot line or patio homes, two-family dwellings, multiple and group dwellings, apartment houses; 1,700 sq ft of lot per unit | 6,000 sq ft (7,500 corner); 60 ft wide |
| R-4 | General apartment | Multiple-family dwellings, group dwellings, apartments; no standard single-family detached home | 6,000 sq ft (7,500 corner); 60 ft wide (75 ft corner) |
| MU, MU-TCOZ, MU-EDOZ | Mixed-use zones | Townhouses, condominiums, apartments, live/work studios; 12 or 20 to 30 homes per acre | Site of 0.5 acre at least |
Sources: Folsom Municipal Code 17.11, 17.12, 17.13, 17.14, 17.16, 17.17, 17.18 and 17.23.050.
The Three Single-Family Zones
Each single-family zone permits a "One-family dwelling, including private garages, accessory buildings and uses," along with parks, schools, group homes of six or fewer persons and family day care homes. Churches, private schools and golf clubs need a use permit, a permit decided by the Planning Commission. The three zones differ in lot size and yards.
- R-1-L, large lot. Chapter 17.11 is meant "for low-density, large-lot residential living." A lot needs 14,500 square feet and 75 feet of width. The house may cover 30 percent of the lot, with a 35-foot front yard, and may be two stories but no more than 35 feet tall.
- R-1-ML, medium lot. Chapter 17.12 reads: "Lot area requirements are ten thousand square feet." Interior lots need 60 feet of width and corner lots 75 feet. Coverage is 35 percent, the front yard 20 feet, and the height limit "two and one-half stories, but not to exceed thirty-five feet."
- R-1-M, small lot. Chapter 17.13 is meant for "medium-density, small-lot residential living." A lot needs 6,000 square feet inside a block and 7,500 square feet on a corner, with the same width, coverage, front yard and height as R-1-ML.
- Parking. All three zones ask for "two covered parking spaces for each single-family detached dwelling unit," placed outside the front yard and the street side yard.
- State law adds homes. The use lists name one house. State ADU law and SB 9 allow more homes on these lots, and the City's 2026 ADU chapter applies on any parcel zoned for single-unit homes. See the ADUs and SB 9 page.
R-2, R-3, R-M and R-4
Chapter 17.14 applies R-2 "where two-family dwellings are or are intended to be the dominant use." It permits the R-1 uses and "Two-family dwellings." Title 17 defines a two-family dwelling as a building "containing not more than two kitchens, designed and/or used to house not more than two families." Lots need 6,000 square feet inside a block and 7,500 on a corner, and buildings may cover 40 percent of the lot.
Chapter 17.16 applies R-3 "in areas where homes and small apartments are the desirable uses." It permits the R-1 and R-2 uses except "Standard single-family detached dwelling units," and adds "Three- or four-family dwellings and apartments, not to exceed four units per lot." Coverage rises to 50 percent of the lot. Boarding houses are permitted, and motels, rest homes and professional offices need a use permit. An R-3 lot therefore holds a duplex, a triplex or a fourplex, and Title 17 sets no lot area per home beyond the four-unit cap.
Chapter 17.17 creates the R-M zone for areas "where group dwellings and apartments are a logical and desirable use." It permits "Single-family zero lot or patio dwellings consistent with General Plan Figure 21-1 and Table 21-5," two-family dwellings, multiple or group dwellings and apartment houses. A zero lot line home is a house built against one side lot line. R-M is the one residential zone in Title 17 that sets a lot area for each home: "One thousand seven hundred square feet or more is required per dwelling unit or guest room." Buildings may cover 60 percent of the lot and rise four stories, to 50 feet.
| R-M lot | Most homes at 1,700 sq ft each | Lot area needed |
|---|---|---|
| 6,000 sq ft (smallest interior lot) | 3 | 5,100 sq ft for 3; 6,800 for 4 |
| 7,500 sq ft (smallest corner lot) | 4 | 6,800 sq ft for 4 |
| 10,000 sq ft | 5 | 8,500 sq ft for 5 |
| 14,500 sq ft | 8 | 13,600 sq ft for 8 |
| 0.5 acre (21,780 sq ft) | 12 | 20,400 sq ft for 12 |
Source: Folsom Municipal Code 17.17.030. VanPlex arithmetic: lot area divided by 1,700, rounded down, because each home needs the full 1,700 square feet.
Chapter 17.18 applies R-4 "where group dwellings and apartments are the logical and desirable use." It permits multiple-family dwellings, group dwellings and apartments, and the R-1 to R-3 uses except standard single-family detached homes. A "group dwelling" is "one of a group of two or more detached buildings, each of which is used as a dwelling." Chapter 17.18 states no number of homes per lot or per acre. The density bonus chapter defines the base density as the maximum "under the city's land use element of the general plan, zoning ordinances and any applicable specific plan," so the General Plan designation of an R-4 lot sets its home count. This guide did not read the General Plan.
Mixed-Use Zones
Chapter 17.23, adopted in 2012, creates three mixed-use zones: MU, the general mixed-use overlay zone; MU-TCOZ, the town center overlay zone; and MU-EDOZ, the entertainment district overlay zone. Its stated purpose is a mix of uses "near public transportation routes." Section 17.23.030 says "All development within any of the mixed-use zones shall require a planned development (PD) permit," a permit decided by the Planning Commission.
- Homes allowed. The use table permits townhouses, condominiums, apartments and live/work studios in all three zones, and garden apartments in MU. It marks single-family detached, zero lot line and patio homes, duplexes and half-plexes "N," not permitted.
- Density. The standards table sets a minimum of 12 units per acre in MU and 20 in MU-TCOZ and MU-EDOZ, and a maximum of "30 units per acre except as provided by density bonus." On the smallest site of 0.5 acre, that is 6 to 15 homes in MU (VanPlex arithmetic).
- Ground floor. A building fronting a major commercial corridor needs a commercial use on the ground floor. Elsewhere, ground floor homes are allowed if built so the space can hold a business later.
- Height and parking. The main building may be 50 feet, "unless parking is provided underneath buildings." There is no fixed parking ratio; "A parking study is required."
- ADUs. The use table marks "Second dwelling units" as "N" in all three zones. The 2026 ADU chapter allows ADUs on any parcel zoned for multi-unit homes, and state law requires them there. The newer chapter and the statute control.
Planned Development and the Estate Districts
Chapter 17.38 lets the Planning Commission adopt a planned development (PD) permit that changes the normal standards for an integrated project. "A planned development permit shall be required for development within a P.D. district and no building permit shall be issued until the planned development permit has been granted." The commission "may modify regulations (i.e., development standards)" such as height, setbacks, lot area, coverage and parking. Uses permitted are those of the underlying district. A lot inside a P.D. district follows the permit's own standards, so ask the City for the permit before relying on the base zone tables.
Chapter 17.56 sets lot sizes for land combined with an estate district. In E-1 the "Net average lot area of development shall be not less than 14,500 square feet," with an average street frontage of 100 feet. In E-2 the net average is one-half acre, the average frontage 125 feet, and "no lot shall have a net area of less than 20,000 square feet."
The Specific Plan District and Land South of Highway 50
Chapter 17.37 creates the SP, specific plan district, as "a vehicle for implementing the city's general plan on an area-specific basis." A specific plan is a document adopted by the City Council that sets land uses, streets and standards for one area. Where a specific plan and the code differ, "the specific plan will prevail." Each SP area carries a number on the zoning map, and its zones are written in the plan, outside Title 17.
The largest specific plan area is the Folsom Plan Area. Title 3 of the code defines it as "the property within the city of Folsom located south of Highway 50 within the Folsom plan area specific plan adopted by the city council on June 28, 2011, in Resolution No. 8863." The plan itself is on the City website, which refused requests, so this guide gives none of its zones, densities or standards. The code chapters that apply there are the fee chapters, 3.120 and 3.130, and Section 17.06.045, which applies objective design standards in the "Folsom plan area specific plan town center overlay."
The voters set conditions for this land in 2004. Charter Section 7.08, "Local Control of Land South of Highway 50," covers the land "bounded by Highway 50, White Rock Road, Prairie City Road and the El Dorado County Line." Before annexation the City Council had to secure a new water supply, adopt a transportation funding plan, adopt "a plan by the City Council requiring 30 percent of the Area to be maintained as natural open space," submit a school plan and adopt a General Plan Amendment after an environmental impact report. The section notes: "Added by a vote of the people, Nov. 2, 2004 election." Chapter 3.120 cites "voter-approved Measure W," adopted on the same date, November 2, 2004.
Changing a Zone
Chapter 17.68 sets the rezoning procedure. One or more affected owners may petition the Planning Commission with a fee, or the City Council or the commission may start a change. The commission holds a public hearing with notice published "at least ten days prior," then sends its findings and recommendation to the City Council. The Council holds its own hearing and "Within ninety days from the date of receipt of the planning commission report, the city council may adopt the proposed amendment." In the historic district the zone rules sit under the district rules on the historic district page.
Folsom is rewriting its zoning code. The City Council agenda of October 13, 2026 lists Resolution No. 11715, a contract with Mintier Harnish "for $248,372 funded from the General Fund (Fund 010) to Complete the Folsom Zoning Code Update Project." The agenda does not record the vote. Until a new code is adopted, the chapters on this page are the rules in force.
Where the Zoning Text Disagrees With Itself or With State Law
- The district list is incomplete. Section 17.10.010 dates from 1979 and lists C-1, CM and BP districts, but it omits the MU, SP, E-1, E-2 and H-D districts that other chapters create. Treat each chapter as the source for its own district.
- ADUs in mixed-use zones. Table 17.23.030 marks second dwelling units "N." Section 17.105.010, adopted in 2026, allows ADUs "on parcels zoned to allow for single-unit, two-unit, and/or multi-unit residential uses." Government Code 66314 and 66323 require them on multifamily lots. The newer chapter and the statute control.
- Single-family homes in R-3 and R-4. Both chapters exclude "Standard single-family detached dwelling units" from the permitted uses, while their parking sections still list a ratio for single-family detached homes. The use list decides what may be built.
- R-4 density. Chapter 17.18 has no density figure, so the General Plan sets one. Ask the Planning Division for the designation and density of any R-4 lot.
Limits of This Page
The City website, folsom.ca.us, answered 403 to the one request made before this guide began, and no further request was sent. The zoning map, the General Plan, the Folsom Plan Area Specific Plan, the objective design standards and the City's handouts were therefore not read. The code is stated to be current through Ordinance 1369, passed April 28, 2026. City Council agendas through October 13, 2026 list no ordinance that rezones the residential districts, but agendas list items and record no votes, so ask the Planning Division whether a newer ordinance is in force.
Best For
- ✓ R-3 lots of 6,000 square feet or more, which may hold up to four homes under Section 17.16.020.
- ✓ R-M lots, where each 1,700 square feet of lot adds one home under Section 17.17.030.
- ✓ Mixed-use sites of 0.5 acre or more that can meet 12 or 20 homes per acre and a planned development permit.
Usually Fails When
- ✕ A buyer counts on the base zone while the lot sits in a planned development with its own standards.
- ✕ A project in the Folsom Plan Area is planned from Title 17, when the specific plan sets that land's zones.
- ✕ An R-4 project is sized without asking for the General Plan density.
What To Verify Before Spending Money
- → The zone, the General Plan designation and any PD permit or specific plan for the lot, with the Planning Division.
- → Whether the Zoning Code Update has produced an adopted ordinance since October 13, 2026.
- → Whether the lot is inside the historic district, which adds its own rules and commission.
Where to Go Next
Related on VanPlex: the Folsom overview, the California SB 9 page and the Sacramento guide.
Frequently Asked Questions
What are the residential zones in Folsom, California?
How many homes can I build on an R-3 lot in Folsom?
What is the density of the R-M zone in Folsom?
What is the minimum lot size in the Folsom R-1-ML zone?
Can I build a duplex in a Folsom single-family zone?
How dense can a Folsom mixed-use project be?
Does Title 17 set the zoning south of Highway 50 in Folsom?
What is a planned development permit in Folsom?
What did Folsom voters decide about land south of Highway 50?
How do I change the zoning of a lot in Folsom?
Is Folsom rewriting its zoning code?
Official sources (checked October 2026)
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