Willows — Landscaping and Screening

Overview

This page distills what the City of Willows Zoning Ordinance (WMC Title 18) requires for landscaping, screening, fences, and related site features. In Willows, most project-specific landscape and screening outcomes are set through design review, with some zone- or overlay-specific rules layered on top. If you are working on commercial, multifamily, industrial, or overlay parcels, plan early for submittable landscape drawings, long-term maintenance, and targeted screening of views of service areas and equipment.

Key rule in plain English: If your project triggers design review, you must submit a landscape plan, screen parking/loading/refuse/mechanical equipment from public view, maintain planting in good condition (replace dead/dying plants), and complete landscaping before the City issues occupancy. See § 18.141.050(4)(g)–(h), § 18.141.060(5), (11), and § 18.141.090(2).

How Willows regulates landscaping and screening

• Citywide applicability: Title 18 applies throughout incorporated Willows and all development must conform to it. See the Willows Zoning map/district framework.
• Design Review is the backbone: Landscaping is a review item, with required content (tree inventory thresholds; landscape/irrigation/lighting coordination) and approval criteria about screening and ongoing maintenance.
• Overlays can add rules: The F Frontage Combining District requires screen planting or fencing for open-land commercial use permits, and the PD Planned Development overlay requires preliminary landscape plans and a maintenance program as part of approval.
• Some base districts set explicit landscape percentages or screening: The R‑P district requires a minimum landscaped open space percentage, and the MH district mandates solid fencing for certain outdoor yard uses.
• Fences in residential districts have height caps that often shape front yard landscape/screening strategies, and certain corridor districts control where parking may sit, further pushing landscaping to frontages; see below and Willows Parking for frontage/yard effects.

Submittal and performance standards that affect every landscaped site

• What you must submit at design review:
  • Existing tree/large shrub/hedge inventory with specific size thresholds; removals must be identified (§ 18.141.050(4)(g)).
  • A landscape plan showing all planted areas, irrigation components, and plant sizes and spacing (§ 18.141.050(4)(h)).
  • An exterior lighting plan coordinated with the landscape/irrigation layout (§ 18.141.050(4)(i); § 18.141.060(10)).
• What the City looks for:
  • Walls, fences, or screening to hide parking/loading, refuse areas, and mechanical equipment from public and on-site views (§ 18.141.060(5)).
  • Well-designed landscaping with appropriate plant selection, used “where needed” for screening; irrigation may be required; and all planting must be maintained with dead/dying plants replaced (§ 18.141.060(11)).
• Enforcement trigger: Landscaping must be installed before occupancy or bonded for completion (§ 18.141.090(2)).
• Integration with other topics: Signs and lighting must be integrated into the site design; see Willows Signage and Willows Development Standards for related parameters (§ 18.141.060(9)–(10)).

Quick-reference standards and triggers

District-by-district notes on landscaping and screening

Willows’ base and combining districts are established in § 18.10.010–.020; use this as a guide to which standards apply and when overlay rules stack on top of base zone rules.

R-1 Single-Family Residential

• Purpose/uses/dimension highlights: Not found in source materials.
• Landscaping/screening specifics: Design review generally exempts single-family on individual lots (§ 18.141.040(1)), so formal landscape plan submittals typically do not apply to a one-off SFD; residential fences capped at 3.5 ft in the front 25 ft and 6 ft in side/rear (§ 18.110.050(2)).
• Where it applies: Citywide R-1 mapped areas.

R-2 Two-Family Residential

• Purpose/uses/dimension highlights: Not found in source materials.
• Landscaping/screening specifics: Same fence height controls as R districts; duplexes on individual lots are generally exempt from design review (§ 18.141.040(1)), but multifamily-type projects or tract-built homes can trigger review with landscape plans and screening (§ 18.141.030(2)(a)–(b), § 18.141.050).
• Where it applies: Citywide R-2 mapped areas.

R-3 High-Density Residential

• Purpose/uses/dimension highlights: Not found in source materials.
• Landscaping/screening specifics: Multifamily projects are subject to design review with screening/landscape requirements (§ 18.141.030(2)(b), § 18.141.060(5), (11)).
• Where it applies: Citywide R-3 mapped areas.

R-P Multiple Residence–Professional Office

• Purpose: Reserve areas for mixed residential and professional offices (§ 18.45.010).
• Typical uses: R‑3 uses and professional offices (§ 18.45.020).
• Key dimensional standard tied to landscaping: The R‑P district requires a minimum 30% of the lot as landscaped open space; landscaping must follow design review standards (§ 18.45.040(4), (9)).
• Where it applies: Transition areas adjacent to commercial districts.

E Entryway District

• Purpose: Aesthetically appealing arterial corridors with design-guideline-driven streetscapes (§ 18.50.010).
• Typical uses: Professional/retail service mix (§ 18.50.020).
• Landscape/screening drivers: No front-yard parking; expect planting or low walls to define active frontages, subject to design review (§ 18.50.050(f); § 18.141.060(5), (11)).
• Where it applies: Arterials leading into downtown.

CC Central Commercial

• Purpose: Pedestrian-oriented downtown retail/service districts (§ 18.55.010).
• Landscaping/screening specifics: District-specific landscape metrics Not found in source materials. Design review governs screening (parking/loading/refuse/mechanical) and planting quality/maintenance (§ 18.141.060(5), (11)).
• Where it applies: Established central business district.

CG General Commercial

• Purpose/uses/dimension highlights: Not found in source materials.
• Landscaping/screening specifics: Not found in source materials. Default to design review screening and maintenance standards where applicable (§ 18.141.060(5), (11)).
• Where it applies: CG-mapped commercial corridors.

CH Highway Commercial

• Purpose: Services for the traveling public along highways/major roads (§ 18.65.010).
• Typical uses: Motels/hotels, service stations, restaurants, convenience stores, offices (§ 18.65.020).
• Landscaping/screening specifics: District-specific landscape metrics Not found in source materials. Design review will require screening of parking/refuse/mechanical; coordinate frontage treatments where parking abuts rights-of-way (§ 18.141.060(5), (11)).
• Where it applies: Highway/corridor frontages.

ML Light Industrial

• Purpose/uses/dimension highlights: Not found in source materials.
• Landscaping/screening specifics: Not found in source materials. Design review requires screening of loading, refuse, and equipment; note that industrial finishes can vary (e.g., galvanized metals) per design criteria (§ 18.141.060(5); materials guidance in § 18.141.060).
• Where it applies: ML-mapped industrial areas.

MH Heavy Industrial

• Purpose: Support general industrial operations (§ 18.75.010).
• Typical uses: ML uses plus heavy uses; certain outdoor yards require screening (§ 18.75.020).
• Landscaping/screening specifics: A 6 ft solid wall or fence is required to enclose building material storage yards, contractors’ storage yards, junkyards and auto-wrecking yards (§ 18.75.020(6)). Design review screening/maintenance standards also apply (§ 18.141.060(5), (11)).
• Where it applies: MH-mapped industrial areas.

OS Open Space

• Purpose/uses: Parks and open-space-oriented uses (§ 18.80.010–.020).
• Landscaping/screening specifics: Not found in source materials. Landscape treatments are commonly addressed case-by-case through design review where buildings or site improvements are proposed (§ 18.141.030(2)(d), (f)).
• Where it applies: OS-mapped lands.

AG Agriculture General

• Purpose/uses: Predominantly agricultural with rural residential secondary (§ 18.85.010–.020).
• Landscaping/screening specifics: Not found in source materials. Many improvements (e.g., barns/sheds) are outside formal design review unless they trigger review categories; verify project scope (§ 18.141.030).
• Where it applies: AG-mapped lands.

PF Public Facilities

• Purpose/uses/dimension highlights: Not found in source materials.
• Landscaping/screening specifics: Not found in source materials. Public projects must be reviewed for General Plan/CEQA conformity; design review applicability not confirmed here (§ 18.95 reference not reviewed; GP/CEQA review noted).
• Where it applies: PF-mapped civic/institutional sites.

Overlay Districts that change landscaping/screening

F Frontage Combining District

• What it does: Adds corridor standards on top of the base zone; requires “screen planting or fencing” for permitted commercial uses on open land as a condition of a use permit (§ 18.100.030(2)).
• Practical tip: Be ready with a frontage landscape/screening concept if your commercial use is primarily open-yard.

PD Planned Development Combining District

• What it does: Requires preliminary/final landscape plan submittals and a written maintenance/operations program for landscaping and open areas (§ 18.105.030(2)(h), (j)).
• Practical tip: In residential PDs, open space minimums apply (40% outdoor open space overall; not all landscaped), separate from but complementary to landscape plan requirements (§ 18.105.050(4)).

Related requirements that shape landscaping

• Parking location/design: The Entryway District bans front-of-building parking; other districts rely on design review to ensure parking areas are screened and pedestrian-friendly (§ 18.50.050(f); § 18.141.060(5), (7)).
• Signs and frontage improvements: Integrate plantings with sign placement and lighting; sign location/lighting limits and sight visibility apply. See Willows Signage (§ 18.141.060(9); § 18.125.110(1), (7)).
• Fences as structures: Yard fence heights are zoning matters; structural aspects fall under the California Building Standards Code generally, but that is outside this page’s scope (§ 18.110.050).

Checklist

• Confirm your zoning and any overlays on the parcel via Willows Zoning; check for F or PD overlays (§ 18.10.010–.020).
• Determine if your project is subject to design review; if yes, prepare required landscape, tree, and lighting plans (§ 18.141.030; § 18.141.050(4)(g)–(i)).
• For R‑P sites, allocate at least 30% of the lot to landscaped open space (§ 18.45.040(4)).
• For E district sites, keep parking out of front yard zones and design landscaped frontages (§ 18.50.050(f)).
• For F overlay commercial open-land uses, provide screen planting or fencing per your use permit (§ 18.100.030(2)).
• For MH yards (e.g., contractor/junkyards), enclose with a solid fence or wall at least 6 ft high (§ 18.75.020(6)).
• Screen parking, loading, refuse, and mechanical equipment with walls/fences/landscaping; plan for maintenance and replacement (§ 18.141.060(5), (11)).
• Complete landscaping before occupancy or post a bond acceptable to the City (§ 18.141.090(2)).

Risks & Ambiguities

Plain-English Summary

In Willows, most landscaping and screening outcomes come through design review: you submit a tree/landscape/lighting package, the City requires screening for parking/loading/trash/mechanical areas, and you must install and maintain planting. Specific zones add rules: R‑P needs 30% landscaped open space; the E corridor bans front parking (so expect landscape-fronted buildings); the F overlay may require screen planting or fencing; and MH requires solid walls for certain yards. If a rule isn’t in the base district, assume design review will set the standard.

Source References

• Applicability and conformity: § 18.05.040–.050
• Districts/overlays list: § 18.10.010–.020
• Residential fence heights: § 18.110.050(2)
• Design review scope and required submittals: § 18.141.030; § 18.141.050(4)(g)–(i)
• Design review screening/landscape criteria and maintenance: § 18.141.060(5), (11)
• Landscaping completion before occupancy: § 18.141.090(2)
• R‑P landscaped open space minimum: § 18.45.040(4), (9)
• E Entryway District no-front-parking rule: § 18.50.050(f)
• F Frontage overlay screen planting/fencing: § 18.100.030(2)
• PD overlay landscape plan and maintenance program: § 18.105.030(2)(h), (j)
• MH 6-ft solid wall/fence for certain yards: § 18.75.020(6)

Source passages

• Willows Zoning Code (§ 1) High relevance show source text
• Willows Zoning Code (chapter and) High relevance show source text
• Willows Zoning Code (§ 11) High relevance show source text
• CWUIC § 65850.6 (Title 24) High relevance show source text
• CBC § 13 (§ 13) High relevance show source text
• Willows Zoning Code (§ 24.02) Medium relevance show source text
• Willows Zoning Code (§ 13) Medium relevance show source text
• Willows Zoning Code (title is) Medium relevance show source text
• Willows Zoning Code (chapter and) Medium relevance show source text
• Willows Zoning Code (§ 1) Medium relevance show source text
• Willows Zoning Code Medium relevance show source text
• Willows Zoning Code (Chapter 18.135) Medium relevance show source text

Cited sections

• Applicability and conformity: § 18.05.040–.050 (§ 18.05.040)
• Districts/overlays list: § 18.10.010–.020 (§ 18.10.010)
• Residential fence heights: § 18.110.050(2) (§ 18.110.050)
• Design review scope and required submittals: § 18.141.030; § 18.141.050(4)(g)–(i) (§ 18.141.030)
• Design review screening/landscape criteria and maintenance: § 18.141.060(5), (11) (§ 18.141.060)
• Landscaping completion before occupancy: § 18.141.090(2) (§ 18.141.090)
• R‑P landscaped open space minimum: § 18.45.040(4), (9) (§ 18.45.040)
• E Entryway District no-front-parking rule: § 18.50.050(f) (§ 18.50.050)
• F Frontage overlay screen planting/fencing: § 18.100.030(2) (§ 18.100.030)
• PD overlay landscape plan and maintenance program: § 18.105.030(2)(h), (j) (§ 18.105.030)
• MH 6-ft solid wall/fence for certain yards: § 18.75.020(6) (§ 18.75.020)
• Willows_ZoningCode.md