Willows — Land Use

Last reviewed: July 6, 2026

Overview

Willows regulates what can be built and operated on land through the Willows Municipal Code Title 18 (Zoning), which maps properties into “zones” and applies uniform rules within each zone (§ 18.25.260 ). Land use permissions are organized by district, with some “combining” overlays that add corridor- or project-specific rules. Use this page alongside the city’s zoning overview, district map and designations, and cross-cutting pages on development standards, parking, design review, overlay districts, nonconforming uses, and ADUs.

Key rule: In the downtown core, the CC and CG districts allow new housing only on upper floors above first-floor nonresidential, with limited exceptions authorized by the city’s nonconforming-use provisions (§ 18.55.020; § 18.60.020; § 18.110.090(8) ).

District-by-District Land Use

R-1 Single-Family Residential

• Purpose: Low-density single-family neighborhoods (§ 18.30.010 ).
• Typical permitted uses: One single-family home (including manufactured), small licensed care (≤6), family day care (≤12), limited boarding (≤2 persons) (§ 18.30.020 ).
• Conditional uses: Private/religious schools, churches, home occupations, B&Bs (§ 18.30.030; § 18.110.070 for home occupations) .
• Key dimensional: 6,000 sf min interior lot, 7,500 sf corner; 25 ft front, 6 ft side (10 ft street side), 15 ft rear; 30 ft height (§ 18.30.040 ).
• Where it applies: On parcels mapped R-1 on the city zoning map (Verify with the jurisdiction).

R-2 Two-Family Residential

• Purpose: Medium-density, allowing mixed residential types (§ 18.35.010 ).
• Typical permitted uses: One- or two-family dwellings (including manufactured), small licensed care (≤6), family day care (≤12) (§ 18.35.020 ).
• Conditional uses: Schools, churches, home occupations, B&Bs (§ 18.35.030; § 18.110.070) .
• Key dimensional: 6,000/7,500 sf lot; 25 ft front; 6 ft side (10 ft street side); 15 ft rear; 30 ft height; 45% max coverage (§ 18.35.040 ).
• Where it applies: Mapped R-2 areas (Verify with the jurisdiction).

R-3 High-Density Residential

• Purpose: High-density multifamily areas, minimizing impacts on adjacent uses (§ 18.40.010 ).
• Typical permitted uses: All R-2 uses plus apartments, group dwellings, SROs (§ 18.40.020 ).
• Conditional uses: Nursing/group care homes, private schools, hospitals (§ 18.40.030 ).
• Key dimensional: 6,000/7,500 sf lot; 55% max main building coverage; 30% landscaped open space; 25 ft front setback (§ 18.40.040 ). Height: Not found in retrieved materials.
• Where it applies: Mapped R-3 areas (Verify with the jurisdiction).

R-P Multiple Residence–Professional Office

• Purpose: Transition areas next to commercial districts for mixed residential and professional offices (§ 18.45.010 ).
• Typical permitted uses: All R-3 uses plus professional offices (§ 18.45.020 ).
• Conditional uses: Additional offices similar to listed professions; all R-3 CUP uses (§ 18.45.030 ).
• Key dimensional: 6,000/7,500 sf lot; 55% coverage; 30% landscaped open space; 25 ft front; side 6 ft (zero-lot-line allowed for unified projects if the opposite side is 10 ft); if abutting R-1/R-2, add 5 ft per story over first; main height 30 ft (to 50 ft with use permit) (§ 18.45.040 ).
• Where it applies: Parcels adjoining/complementing commercial corridors (Verify with the jurisdiction).

E Entryway District

• Purpose: Aesthetic mixed-use corridors on arterials leading to downtown, with design guidelines (§ 18.50.010 ).
• Typical permitted uses: Professional offices; small-format retail/service (e.g., cafes, florists, studios) with limits like 2,500 sf retail sales floor for certain stores (§ 18.50.020 ).
• Conditional and prohibited: Some additional neighborhood-serving uses by CUP; drive-throughs, gas stations, bars as standalone, ML/MH uses are prohibited (§ 18.50.040 ).
• Key dimensional: 12 ft front from inner edge of sidewalk (or 18 ft from curb where no sidewalk); side 6/12 ft; rear 12 ft with 14 ft clearance for projections; 30 ft height; no front-yard parking; Wood Street frontage is always the “front” (§ 18.50.050 ).
• Where it applies: Mapped “Entryway” corridors; see Design Review expectations for frontage and landscaping noted in code (§ 18.50.050 ).

CC Central Commercial (Downtown)

• Purpose: Pedestrian-oriented central business district; allows residential above ground-floor commercial (§ 18.55.010; § 18.55.020(18) ).
• Typical permitted uses: Full range of retail/services, offices, arts, theaters, and upstairs housing (§ 18.55.020 ).
• Conditional/prohibited: Drive-throughs, hotels, schools, auto sales on Tehama, dispensaries (CUP); ML/MH-type uses prohibited (§ 18.55.030; § 18.55.040 ).
• Key dimensional/parking: No required yards; 50 ft height; off-street parking per code but may be reduced/waived by CUP; within the defined downtown parking exemption zone, on-site parking isn’t required (except 2 spaces/unit for new residential) (§ 18.55.050; § 18.55.060 ).
• Where it applies: Historic downtown core (Verify boundary with the city).

CG General Commercial

• Purpose: Community-serving commercial corridors (§ 18.60.010 ).
• Typical permitted uses: All CC uses plus pet/vet, mortuary, schools, parking garages, service stations; upper-floor housing; emergency shelters up to 50 beds (subject to § 18.110.111 standards) (§ 18.60.020 ).
• Conditional uses: Bars, adult businesses, major auto repair, hotels/hospitals, large shelters (≥50 beds), cannabis retail (CG or combined CG/ML/PD/CG/PD) (§ 18.60.030 ).
• Key dimensional: 5,000 sf min lot; no front/side yard; 12 ft rear for loading; 35 ft height (§ 18.60.040 ).
• Where it applies: General commercial corridors (Verify with the jurisdiction).

CH Highway Commercial

• Purpose: Services for the traveling public along main roads/highways (§ 18.65.010 ).
• Typical permitted uses: Hotels/motels, gas stations, restaurants/cafes, convenience stores, offices (§ 18.65.020 ).
• Conditional uses: Additional highway-serving uses found necessary by the commission; all CG permitted uses; cannabis retail by CUP (§ 18.65.030 ).
• Key dimensional: 5,000 sf min lot; no front/side yard; 12 ft rear; 35 ft height (§ 18.65.040 ).
• Where it applies: Highway frontage corridors (Verify with the jurisdiction).

ML Light Industrial

• Purpose: Non-nuisance light manufacturing and large administrative facilities (§ 18.70.010 ).
• Typical permitted uses: Assembly/storage, warehouses, feed stores, various manufacturing, enclosed auto body/painting, truck terminals, retail lumberyards; caretaker’s residence (§ 18.70.020 ).
• Conditional uses: Retail/service enterprises similar to CG CUP list (§ 18.70.030 ).
• Key dimensional: Industrial uses 10,000 sf min lot; no front/side/rear yard; 50 ft height (§ 18.70.040 ).
• Where it applies: Industrial parks and corridors (Verify with the jurisdiction).

MH Heavy Industrial

• Purpose: Normal operations of heavier industries with controls to protect surroundings (§ 18.75.010 ).
• Typical permitted uses: All ML uses plus lumber mills/elevators, concrete batch plants, foundries, blacksmiths; certain yards if screened by ≥6 ft wall/fence; fuel yards (§ 18.75.020 ).
• Conditional uses: Retail similar to CG CUP list (§ 18.75.030 ).
• Key dimensional: Industrial uses 10,000 sf min lot; no front/side/rear yard; 50 ft height (§ 18.75.040 ).
• Where it applies: Industrial districts designated MH (Verify with the jurisdiction).

OS Open Space

• Purpose: Preserve open-space reserves; maintain compatibility and tax assessments until use changes per the General Plan (§ 18.80.010 ).
• Permitted: Parks, outdoor recreation (e.g., golf), open-space educational/charitable uses (§ 18.80.020 ).
• CUP: Buildings of any kind require a CUP (§ 18.80.030 ).

AG Agriculture General

• Purpose: Predominantly agricultural with secondary rural residential (§ 18.85.010 ).
• Permitted: One single-family residence (including manufactured); general agriculture; typical farm accessory buildings; employee/supportive/transitional housing as defined by state law (§ 18.85.020 ).
• CUP: Ag chemical storage, fertilizer manufacturing, animal sales/processing, ag processing, kennels, extraction, farm stands (with limits), and similar uses (§ 18.85.030 ).
• Key dimensional: 40 acres min lot; 30 ft front/rear, 20 ft side; 35% max coverage; 35 ft height (with listed exceptions for silos/tanks etc.); animal areas ≥100 ft from property lines (§ 18.85.040 ).

Combining and Special Districts (Overlays)

• A Agricultural Combining: Adds animal husbandry (e.g., 1 horse/mule/cow/steer or 5 sheep per acre) on top of the underlying zone (§ 18.90.010–.020 ). See Overlay Districts.
• F Frontage Combining: Adds a corridor front-yard of ≥25 ft, screening for open commercial use permits, and special sign limits along designated frontages (§ 18.100.010–.030 ).
• PD Planned Development Combining: Requires a use permit with a development plan; uses generally follow the underlying district but may be varied in the public interest; residential PDs must reserve 40% open space; heights follow the combined zone; densities cannot exceed the General Plan (§ 18.105.010–.060 ).

Cross-District Rules that Affect Land Use

• Home occupations: Allowed citywide with a use permit and performance standards (§ 18.110.070 ).
• Temporary uses: Allowed in any zoning district with an administrative use permit (§ 18.110.080 ).
• Nonconforming uses: May continue; abandonment ≥6 months is prima facie evidence of loss; expansions are restricted; special allowances exist to keep or convert certain existing structures to residential in CC/CG or Entryway via CUP, and to rebuild some nonconforming residential after damage (§ 18.110.090(1)–(5), (8)–(10) .
• Yards: Required yards for one building can’t serve another; official plan/building lines control setback measurement if present (§ 18.110.100 ).
• Parking: District-specific notes (e.g., no front-yard parking in E; waivers/exemptions in CC) tie back to citywide standards in Chapter 18.120; coordinate early with Parking (§ 18.50.050; § 18.55.050–.060; § 18.60.040 ).

Quick-Reference Table: Core Use/Standard Triggers

Checklist

• Confirm your base district and any combining overlays on the city’s zoning map (Verify with the jurisdiction; the official map is on file) (§ 18.50.050 note ).
• Identify whether your proposal is a permitted use or requires a conditional use permit in your district (see district sections above).
• If in CC/CG, ensure any new residential is above ground-floor nonresidential, unless a specific nonconforming allowance applies (§ 18.55.020; § 18.60.020; § 18.110.090(8) ).
• Check overlay controls: F frontage setbacks/signage, PD open-space and plan requirements, A animal limits (§ 18.100.030; § 18.105.050; § 18.90.020 ).
• Verify parking standards and any district-specific reductions/exemptions (§ 18.55.050–.060; § 18.50.050; § 18.60.040 ).
• Confirm if design review applies (notably in E and CC corridors) (§ 18.50.050, design guideline references ).
• If adapting an existing nonconforming site or use, review the city’s nonconforming uses rules and any CUP-based exceptions (§ 18.110.090 ).
• For home-based work, confirm home-occupation limits and permit needs (§ 18.110.070 ).
• For small dwellings on residential lots, see ADUs (handled under separate state/local rules).

Risks & Ambiguities

Plain-English Summary

Willows assigns every property a zoning district that lists what uses are allowed and the basic site rules. Homes fit in R-1/R-2/R-3, mixed residential/office in R-P, storefronts in CC/CG/CH, and production in ML/MH. Corridors like the Entryway have extra design and setback rules, and “combining” overlays (F, PD, A) can add frontage, plan, or agricultural limits. Always cross-check your use, setbacks, and parking, and if you’re reusing an older building, review nonconforming rules early.

Source References

• R-1 Single-Family: § 18.30.010–.040
• R-2 Two-Family: § 18.35.010–.040
• R-3 High-Density: § 18.40.010–.040
• R-P Multiple Residence–Professional Office: § 18.45.010–.040
• E Entryway: § 18.50.010–.050
• CC Central Commercial: § 18.55.010–.060
• CG General Commercial: § 18.60.010–.040
• CH Highway Commercial: § 18.65.010–.040
• ML Light Industrial: § 18.70.010–.040
• MH Heavy Industrial: § 18.75.010–.040
• OS Open Space: § 18.80.010–.030
• AG Agriculture General: § 18.85.010–.040
• A Agricultural Combining: § 18.90.010–.020
• F Frontage Combining: § 18.100.010–.030
• PD Planned Development: § 18.105.010–.060
• Citywide rules: Home occupations § 18.110.070; Temporary uses § 18.110.080; Nonconforming § 18.110.090; Yards § 18.110.100

Retrieved passages

• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 20.01) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• CBC § 19.02 (§ 19.02) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (§ 1) High relevance show source text
• CBC § 18.04 (§ 18.04) High relevance show source text
• CBC § 18.02 (§ 18.02) High relevance show source text

Cited sections

• R-1 Single-Family: § 18.30.010–.040 (§ 18.30.010)
• R-2 Two-Family: § 18.35.010–.040 (§ 18.35.010)
• R-3 High-Density: § 18.40.010–.040 (§ 18.40.010)
• R-P Multiple Residence–Professional Office: § 18.45.010–.040 (§ 18.45.010)
• E Entryway: § 18.50.010–.050 (§ 18.50.010)
• CC Central Commercial: § 18.55.010–.060 (§ 18.55.010)
• CG General Commercial: § 18.60.010–.040 (§ 18.60.010)
• CH Highway Commercial: § 18.65.010–.040 (§ 18.65.010)
• ML Light Industrial: § 18.70.010–.040 (§ 18.70.010)
• MH Heavy Industrial: § 18.75.010–.040 (§ 18.75.010)
• OS Open Space: § 18.80.010–.030 (§ 18.80.010)
• AG Agriculture General: § 18.85.010–.040 (§ 18.85.010)
• A Agricultural Combining: § 18.90.010–.020 (§ 18.90.010)
• F Frontage Combining: § 18.100.010–.030 (§ 18.100.010)
• PD Planned Development: § 18.105.010–.060 (§ 18.105.010)
• Citywide rules: Home occupations § 18.110.070; Temporary uses § 18.110.080; Nonconforming § 18.110.090; Yards § 18.110.100 (§ 18.110.070)
• Willows_ZoningCode.md