Local zoning · Willows

Willows — Design Review

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

Last reviewed: July 6, 2026

Overview

Willows runs “design review” through its Architectural Board of Review, which is the Planning Commission under WMC Title 18. The board reviews most new buildings and exterior changes for design, site layout, circulation, landscaping, lighting, and related features, applying city design guidelines and zoning standards across all districts. The citywide authority, triggers, submittal contents, and approval criteria are in Chapter 18.141; some districts and overlays add special design expectations and development standards that design review enforces.

Most exterior work in Willows—new buildings, additions, façade changes, site work, lighting, and related improvements—is subject to design review unless an exemption applies; single-family/duplex projects on an individual street-fronting lot are exempt unless they fall into listed “physical improvements” like non-approved repainting, signage submitted with a project, or similar items. See § 18.141.030 and § 18.141.040.

What triggers design review

Citywide scope. All new buildings and structures, as well as any relocation, exterior addition, extension, or exterior change to existing structures, are subject to review unless exempted. The ordinance lists “physical improvements” that include multifamily residential, commercial/industrial buildings, site grading, landscaping and low-level lighting, parking/loading and driveway connections, signage submitted with a project, exterior lighting, drainage, and even exterior textures/colors (including repainting with colors not on the city’s approved earthtone–woodtone list). § 18.141.030.
Key exemption. Single-family dwellings and duplexes on individual, public-street-fronting lots are exempt unless they are otherwise listed “physical improvements” under § 18.141.030(2) (for example, repainting with a color not on the approved list). § 18.141.040.

Related topics: zoning districts and permitted uses are set in the city’s Willows Zoning and Willows Land Use framework. Dimensional rules live in Willows Development Standards, with parking in Willows Parking. Signs have their own chapter; see Willows Signage.

Submittal package (what to file)

Design review plans must include, as applicable, the following per § 18.141.050:

Existing/proposed site features, adjoining streets, nearby buildings and access points.
Architectural elevations of all sides, materials/colors, roof equipment profile; floor and roof plans.
Engineering elevations with existing/proposed grades; a grading plan with contours.
Parking, loading, bicycle/pedestrian circulation plan; entries/exits; maneuvering areas.
Tree/foliage inventory with removals noted; a landscape and irrigation plan.
Exterior lighting plan with fixture heights, style, aiming, and boundary illumination.
Drainage facilities and utility connection locations/dimensions.
Site photographs of the site and adjacent properties. § 18.141.050.

Approval criteria and enforcement

Design criteria. The board evaluates site drainage; internal circulation and parking; undergrounding of utilities; refuse screening; signage integration when part of a project; exterior lighting glare control; landscape quality/maintenance; construction-period dust/visual impacts; and consistency with adopted design guidelines (Historic Downtown and Wood Street; Single-Family and Multifamily guidelines). § 18.141.060.
Possible waivers. Criteria may be waived for “exceptional design merit,” if consistent with chapter objectives and the General Plan. § 18.141.060(13).
Findings, conditions, bonds. Applications may be approved, modified, conditioned, or denied; performance bonds may be required. § 18.141.070.
Improvements and right-of-way. Dedication or improvement of rights-of-way may be required to avoid congestion/hazards. § 18.141.080.
Compliance checks and occupancy. The city checks construction drawings and inspects for conformance with the approved design review. Occupancy cannot be granted until required work (including landscaping) is complete, or a bond is posted to finish remaining items. § 18.141.070(4), § 18.141.090(2).
Expiration and extensions. A design review approval generally expires in one year unless a different term is stated; one extension (up to one year) may be granted by the city manager; further extensions require Planning Commission approval. Demolition required by an approval must be completed within 90 days unless extended. § 18.141.100.

Decision-relevant rules at a glance

Topic	What to know	Code Reference
Who is the Board?	The Architectural Board of Review is the Planning Commission.	§ 18.141.020
Citywide trigger	All new buildings/exterior changes and listed “physical improvements” are reviewed.	§ 18.141.030
Single-family/duplex exemption	Exempt on an individual street-fronting lot unless listed under § 18.141.030(2) (e.g., repainting with a non-approved color).	§ 18.141.040, § 18.141.030(2)(i)
Submittal contents	Elevations, grading, circulation/parking, tree survey, landscape, lighting, drainage, site photos.	§ 18.141.050
Approval criteria	Drainage, circulation, undergrounding, refuse, signage integration, lighting glare, landscaping, dust/visual mitigation, consistency with design guidelines.	§ 18.141.060
Conditions & bonds	City may condition approvals and require performance bonds.	§ 18.141.070
Occupancy withheld	No occupancy until all design review work (including landscaping) is complete or bonded.	§ 18.141.090(2)
Term/extension	Approval typically expires in one year; city manager may grant one-year extension.	§ 18.141.100

District-by-district: how design review meets the zones

The following highlights how design review interacts with Willows’ districts in § 18.10.010 and related chapters. Use this with Willows Zoning and Willows Development Standards.

R-1 Single-Family Residential

Applicability: Design review generally exempt for a single-family home on an individual public-street-fronting lot unless the project is a listed “physical improvement” (e.g., repainting with a non-approved color, exterior lighting plan as part of a larger project). § 18.141.040; § 18.141.030(2).
Typical uses, key standards: Not found in retrieved materials.
Note: For objective landscape/screening expectations during review, see Willows Landscaping and Screening. Verify with the jurisdiction.

R-2 Two-Family Residential

Applicability: Same as R-1 for standalone duplexes on individual lots; multifamily or grouped development is subject to design review. § 18.141.040; § 18.141.030(2)(b).
Typical permitted uses: One- or two-family dwellings; certain care facilities; transitional/supportive housing. § 18.35.020.
Key dimensional standards: 6,000 sf interior lot minimum, 7,500 sf corner; 25 ft front, 6 ft sides (street side 10 ft), 15 ft rear; 45% lot coverage; ≤30 ft height. § 18.35.040.

R-3 High Density Residential

Applicability: Multifamily is explicitly within design review’s “physical improvements.” § 18.141.030(2)(b).
Typical uses, key standards: Not found in retrieved materials. Verify with the jurisdiction.

R-P Multiple Residence–Professional Office

Applicability: Multifamily/professional office projects are subject to design review; landscaping is to be provided “according to design review standards.” § 18.45.040(9).
Typical uses: Offices similar to professional services; includes uses permitted in the R-3 district. § 18.45.030; § 18.40.030 (referenced).
Key dimensional standards: Examples include 25 ft front, 6–10 ft sides (context-dependent), 15 ft rear; 30 ft main height by right, up to 50 ft with a use permit; minimum 10 ft between buildings in groups. § 18.45.040.

E Entryway District

Purpose: A mixed-use corridor leading into downtown; new development/modifications “shall occur in accordance with design guidelines.” § 18.50.010.
Design review touchpoints: Signs may be located in required yards only “subject to design review.” § 18.50.050(2)(c)(iii).
Key dimensional standards (nonresidential): 5,000 sf minimum lot; 12 ft front from sidewalk edge (or 18 ft from curb without sidewalk); 6 ft side from sidewalk; 12 ft rear (with loading access); 30 ft height; no off-street parking in front yard. § 18.50.050.
Where it applies: Along arterial streets into downtown; Wood Street frontage is always the “front yard.” § 18.50.050(2)(g).

CC Central Commercial

Purpose: Downtown core for pedestrian-oriented retail/service; new residential allowed subject to the chapter. § 18.55.010.
Key dimensional standards: Downtown CC typically has no required yards and up to 50 ft height; see chapter standards. § 18.55.050.
Parking interplay: In the mapped downtown parking-exemption area, the city manager determines parking for non-residential uses; “the city manager shall refer any request to the Planning Commission when design review is required.” § 18.55.060.

CG General Commercial

Purpose: General commercial areas for public service and convenience. § 18.60.010.
Typical permitted uses include all CC uses plus auto services, pet/vet, schools, parking facilities, and upper-story residential. § 18.60.020.
Key dimensional standards: Not found in retrieved materials. Verify with the jurisdiction.

CH Highway Commercial

Purpose/standards: Not found in retrieved materials. Verify with the jurisdiction.

ML Light Industrial

Purpose/uses: Light manufacturing, heavy commercial, and large administrative facilities; broad range of assembly/warehouse/manufacturing uses permitted. § 18.70.010–.020.
Key dimensional standards: Partial “other regulations” located; full yard/height matrix not fully retrieved. Verify with the jurisdiction.

MH Heavy Industrial

Purpose/standards: Not found in retrieved materials. Verify with the jurisdiction.

OS Open Space; AG Agriculture General; PF Public Facilities

Purpose/standards: Not found in retrieved materials. Verify with the jurisdiction.

Combining/overlay districts and design review

F Frontage Combining District. Adds corridor design and setback controls: 25 ft minimum front yard, landscaped/screened edges, and signage controls in addition to the base district; if conflicts occur, F governs. § 18.100.010–.030.
PD Planned Development Combining District. Requires a discretionary use permit and a two-step plan submittal (preliminary optional; final required) with detailed site, circulation, landscape, and architectural information. PD zones overlay base districts and are used where coordinated design is necessary; the Planning Commission must find the PD is in the public interest. § 18.105.020–.030.
- PD residential setbacks along residential edges default to the adjacent residential district’s setbacks. § 18.105.050(6).

Intersections with other topics

Signage. When signs are part of a broader project, they’re reviewed for integration; commercial signs in CC and E must meet the city design guidelines. § 18.141.030(2)(h); § 18.125.150(1). See Willows Signage.
Landscaping. Design review evaluates landscape design and maintenance. See Willows Landscaping and Screening. § 18.141.060(11).
Parking. Downtown exemptions, reductions, and when design review triggers Planning Commission referral are in § 18.55.060. See Willows Parking.
Historic areas and guidelines. The board uses the Historic Downtown and Wood Street guidelines, plus single- and multifamily design guidelines. See Willows Historic Preservation. § 18.141.060(14).
Variances. If strict standards pose hardship, variances are handled under Willows Variances and Exceptions (separate from design review). Not found in retrieved materials for design-review appeals; verify with the jurisdiction.

Checklist

Confirm your project is a design-review “physical improvement” (§ 18.141.030) and not within the exemptions (§ 18.141.040).
Assemble a complete submittal: elevations, grading, circulation/parking, tree survey, landscape/irrigation, lighting photometrics, drainage/utility plan, site photos (§ 18.141.050).
For projects in the E or CC districts, ensure consistency with city design guidelines (§ 18.141.060(14); § 18.125.150(1)).
Demonstrate compliance with circulation, drainage, lighting glare, underground utilities, refuse screening, and landscape standards (§ 18.141.060(6)–(12)).
If right-of-way improvements or dedications may be needed, address them proactively (§ 18.141.080).
Coordinate signage with the project or pursue a separate sign permit consistent with the design guidelines (§ 18.141.030(2)(h); Ch. 18.125). See Willows Signage.
In the downtown parking-exemption area, clear parking expectations and note that design review can trigger Planning Commission referral (§ 18.55.060).
Calendar the approval’s term; request any extension before the expiration (§ 18.141.100).
Keep California Building Standards Code compliance separate; design review doesn’t replace building code plan check. Not found in retrieved materials for cross-requirements.

Risks & Ambiguities

Issue	Why it matters	What to verify
Painting color on a single-family home	Repainting with a non-approved color can trigger design review even if the house is otherwise exempt.	Whether your proposed color is on the city’s approved earthtone–woodtone list (§ 18.141.030(2)(i)).
Spec homes on multiple lots	A builder developing 5+ lots may be subject to design review for siting/style, even for single-family homes.	Whether your subdivision/build-out meets the “five or more contiguous lots…one builder” criterion (§ 18.141.030(2)(a)).
Signage timing	Signs are reviewed when submitted with a broader project; separate sign permits have their own findings.	Whether to fold signage into your design review or file separately (Ch. 18.125; § 18.141.030(2)(h)).
Downtown parking	Design review in CC can send parking decisions to the Planning Commission.	If your site is inside the mapped exemption; whether design review is required (§ 18.55.060).
Expiration/bonding	Occupancy can be withheld until all conditions are complete; approvals expire.	Your completion date, bond needs, and any extension before the one-year deadline (§ 18.141.090(2); § 18.141.100).
Overlays vs. base zoning	Overlay setbacks (e.g., F 25-ft front yard) can supersede base districts.	Whether an F or PD overlay applies to your parcel (§ 18.100.020–.030; § 18.105.020).

Plain-English Summary

Willows’ design review checks how your project looks and functions: building elevations, colors, landscaping, lighting, parking circulation, and site drainage. Most exterior projects need it, except standalone houses/duplexes on individual lots—unless you trigger one of the listed items (like using a non-approved color). Expect clear plans, possible conditions, and a final inspection before occupancy; if you’re in the Entryway or Downtown areas, the city’s design guidelines and district rules carry extra weight.

Source References

§ 18.05.020 (title reference/name of zoning ordinance).
§ 18.10.010 (districts list).
§ 18.35.020–.040 (R-2 uses and standards).
§ 18.45.040 (R-P other regulations; landscaping per design review; height).
§ 18.50.010, § 18.50.050 (E district purpose; standards; signage subject to design review in yards).
§ 18.55.010, § 18.55.050–.060 (CC purpose; standards; downtown parking exemption and design review referral).
§ 18.60.010–.020 (CG purpose and permitted uses).
§ 18.70.010–.040 (ML purpose/uses/other regulations).
§ 18.100.010–.030 (F overlay purpose/applicability/special regulations).
§ 18.105.020–.030, § 18.105.050(6) (PD overlay applicability; development plans; residential edge setbacks).
§ 18.125.150(1) (signs in CC/E must meet design guidelines).
§ 18.141.010–.100 (Architectural Board of Review: creation, membership, triggers, exemptions, submittals, criteria, conditions/bonds, dedication, enforcement, expiration).

Information Gaps

Detailed standards for R-1, R-3, CH, MH, OS, AG, and PF not found in retrieved materials. Verify with the jurisdiction.

Sources

Retrieved passages

Willows Zoning Code (§ 1) High relevance
Willows Zoning Code (§ 13) High relevance
Willows Zoning Code (§ 24.02) Medium relevance
Willows Zoning Code (§ 15) Medium relevance
Willows Zoning Code (chapter and) Medium relevance
Willows Zoning Code (chapter and) Medium relevance
Willows Zoning Code (§ 27.07) Medium relevance
Willows Zoning Code (§ 23.03) Medium relevance
CBC § 14B.05 (Chapter 18.120) Medium relevance
Willows Zoning Code (Chapter 18.120) Medium relevance
Willows Zoning Code (§ 22.02) Medium relevance
CBC § 1 (§ 1) Medium relevance
Willows Zoning Code (§ 1) Medium relevance

Cited sections

§ 18.05.020 (title reference/name of zoning ordinance). (§ 18.05.020)
§ 18.10.010 (districts list). (§ 18.10.010)
§ 18.35.020–.040 (R-2 uses and standards). (§ 18.35.020)
§ 18.45.040 (R-P other regulations; landscaping per design review; height). (§ 18.45.040)
§ 18.50.010, § 18.50.050 (E district purpose; standards; signage subject to design review in yards). (§ 18.50.010)
§ 18.55.010, § 18.55.050–.060 (CC purpose; standards; downtown parking exemption and design review referral). (§ 18.55.010)
§ 18.60.010–.020 (CG purpose and permitted uses). (§ 18.60.010)
§ 18.70.010–.040 (ML purpose/uses/other regulations). (§ 18.70.010)
§ 18.100.010–.030 (F overlay purpose/applicability/special regulations). (§ 18.100.010)
§ 18.105.020–.030, § 18.105.050(6) (PD overlay applicability; development plans; residential edge setbacks). (§ 18.105.020)
§ 18.125.150(1) (signs in CC/E must meet design guidelines). (§ 18.125.150)
§ 18.141.010–.100 (Architectural Board of Review: creation, membership, triggers, exemptions, submittals, criteria, conditions/bonds, dedication, enforcement, expiration). (§ 18.141.010)
Willows_ZoningCode.md

Frequently asked questions

Do I need design review for repainting my house in Willows?

If your single-family house is on an individual public-street-fronting lot, you’re typically exempt—unless you pick a color not on the city’s approved earthtone–woodtone list. Repainting with a non-approved color is expressly listed as a design review “physical improvement.” § 18.141.040; § 18.141.030(2)(i).

Does a duplex on its own lot require design review?

A duplex on an individual lot with public street frontage is exempt unless it falls into a listed category (e.g., major site work, non-approved repainting, new exterior lighting plan, etc.). Multifamily projects and grouped dwellings do trigger review. § 18.141.040; § 18.141.030(2)(b).

What does the design review submittal have to show?

Plans must include elevations, materials/colors, floor/roof plans, grading, circulation and parking, drainage/utility connections, a tree inventory, full landscape/irrigation, an exterior lighting plan, and site photos. § 18.141.050.

How long is a design review approval valid?

Typically one year, unless a different date is set at approval. You can request up to a one‑year extension from the city manager before it expires; additional time requires Planning Commission approval. § 18.141.100.

Can the city hold up my occupancy if landscaping isn’t finished?

Yes. Occupancy can be withheld until all required design review work, including landscaping, is complete. If full compliance isn’t possible, you may be required to post a cash bond to finish within a reasonable time. § 18.141.090(2).

How do the Entryway (E) design rules affect my project?

E district projects must align with corridor design guidelines and have specific setbacks and height limits; signs in required yards are only allowed subject to design review. § 18.50.010; § 18.50.050.

If my project is in the Downtown (CC) parking exemption area, who decides parking?

The city manager sets parking for most non-residential uses in the mapped area, but if your project requires design review, the city manager refers the request to the Planning Commission. § 18.55.060.

Who sits on the Architectural Board of Review?

The Planning Commission serves as the Architectural Board of Review. § 18.141.020.

Are utility lines required to be underground?

Design review gives “special attention” to undergrounding utilities and to well-designed refuse areas and access to all utilities. § 18.141.060(8).

How do signs get reviewed in design review?

If signs are submitted with a broader project, the board looks for skillful integration. In CC and E districts, signs must also meet the City’s design guidelines. § 18.141.030(2)(h); § 18.125.150(1).

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