Local zoning · Willows

Willows — Zoning

Q: Are duplexes allowed in R-1 areas?

No. Duplexes are permitted in R‑2 (Two‑Family Residential), not R‑1. In R‑2 , you must still meet lot, setback, height, and coverage rules — e.g., 25 ft front, 6/10 ft sides, 15 ft rear; max height 30 ft; max coverage 45% (§ 18.35.020, § 18.35.040).

Q: Can I put apartments or SROs on my site?

Those are allowed in R‑3 (and in R‑P with R‑3 uses). R‑3 sets a 25 ft front setback, 15 ft rear (add 5 ft per story when abutting R‑1/R‑2), 55% max main building coverage, 30% minimum landscaped open space, and height up to 30 ft (50 ft with a use permit) (§ 18.40.020–.040).

Q: What are the downtown setback and parking rules in CC?

In CC , no front/side/rear yards are required, and the height limit is 50 ft. Sites within the defined “downtown parking exemption” zone don’t have to provide typical on‑site parking, though new residential units still need two spaces each (§ 18.55.050–.060).

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

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Last reviewed: July 6, 2026

Overview

Willows regulates land use through the Willows zoning ordinance in Title 18 of the Municipal Code, which sets where and how different uses and building forms are allowed and ties zoning to the city’s adopted General Plan (§ 18.05.010–.030; § 18.05.020). The code establishes 12 base zoning districts and separate “combining” districts, all mapped on the official zoning map; boundary interpretation rules apply when lines are unclear (§ 18.10.010–.030, .050, .090).

Bottom line: a use or structure is only legal if it’s listed and it matches the district’s rules — and your parcel’s exact zoning and any combining district must be verified on the official zoning map (§ 18.05.050; § 18.10.030, .050, .090).

Use this page with the citywide Willows Development Standards, Willows Parking, and Willows Design Review pages for a full picture of what your project must meet.

Base Zoning Districts (district-by-district)

The code lists these districts: R-1, R-2, R-3, R-P, E, CC, CG, CH, ML, MH, OS, AG, and PF (§ 18.10.010).

R-1 Single-Family Residential (R-1)

Purpose: Low-density residential areas (§ 18.30.010).
Typical permitted uses: One single-family home (including manufactured homes), small family day care, small residential care, limited agriculture (§ 18.30.020).
Key dimensional standards: 6,000 sf min lot (interior), 7,500 sf (corner); 60 ft/75 ft min lot width; 25 ft front, 6 ft sides (street side 10 ft), 15 ft rear; max height 30 ft (2.5 stories); max lot coverage 40% (§ 18.30.040).
Where it applies: Predominant single-family neighborhoods; confirm on the city’s official map (§ 18.10.030, .090).

R-2 Two-Family Residential (R-2)

Purpose: Medium density, allowing duplexes (§ 18.35.010).
Typical permitted uses: One- or two-family dwellings, small family day care and small residential care; limited agriculture (§ 18.35.020).
Key dimensional standards: 6,000 sf min lot (interior), 7,500 sf (corner); 60/75 ft width; 25 ft front, 6/10 ft sides, 15 ft rear; max height 30 ft; max coverage 45% (§ 18.35.040).
Where it applies: Transitional residential areas near centers; verify on the zoning map (§ 18.10.030).

R-3 High Density Residential (R-3)

Purpose: High-density residential consistent with the General Plan (§ 18.40.010).
Typical permitted uses: Multifamily dwellings, group dwellings, SROs; all R‑2 uses (§ 18.40.020).
Key dimensional standards: 6,000/7,500 sf min lot; 60/75 ft width; max main building coverage 55%; min landscaped open space 30%; 25 ft front; 15 ft rear (add 5 ft for each story over the first when abutting R‑1/R‑2); max height 30 ft (up to 50 ft with a use permit) (§ 18.40.040). Side-yard standard: Not found in retrieved materials.
Where it applies: Higher-density pockets near services; confirm map placement (§ 18.10.030).

R-P Multiple Residence–Professional Office (R-P)

Purpose: Mixed residential and professional office areas adjacent to commercial (§ 18.45.010).
Typical permitted uses: R‑3 residential, professional offices; CUP for similar office types (§ 18.45.020–.030).
Key dimensional standards: Max coverage 55%; min open space 30%; 25 ft front; 6 ft sides (street side 10 ft; zero side yard allowed when multiple lots developed together with the opposite yard at 10 ft); 15 ft rear (with extra 5 ft per story over first when abutting R‑1/R‑2); height 30 ft (up to 50 ft with use permit) (§ 18.45.040).
Where it applies: Edges of commercial districts to buffer and mix uses; verify location.

E Entryway District (E)

Purpose: Mixed commercial/office/residential corridors on arterials leading into downtown; strong corridor design intent (§ 18.50.010).
Typical permitted uses: Professional offices; small‑format retail and services (e.g., banks, cafes, studios); certain fitness uses by permit; several auto‑oriented and heavy uses prohibited (§ 18.50.020, .030, .040).
Key dimensional standards (nonresidential): 5,000 sf min lot; max structural coverage 50%; 12 ft front from inner edge of sidewalk (or 18 ft from curb if no sidewalk); 6 ft sides from inner sidewalk (or 12 ft from curb); 12 ft rear; max height 30 ft; no off‑street parking in front of any structure (§ 18.50.050). Wood Street is always treated as the front yard where applicable (§ 18.50.050).
Where it applies: Signed “Entryway” corridors as mapped by ordinance; confirm parcels on the official map (§ 18.50.050; § 18.10.030).

CC Central Commercial (CC)

Purpose: Downtown/core business district attractive to pedestrians (§ 18.55.010).
Typical permitted uses: Broad downtown retail/services, offices, entertainment; upper‑story residential allowed when ground floor is nonresidential (§ 18.55.020).
Key dimensional standards: No front/side/rear yard required; max height 50 ft; special downtown parking reductions and a mapped “parking exemption” area on Butte/Tehama/Shasta between Laurel and Wood (§ 18.55.050–.060).
Where it applies: Established downtown blocks; confirm if your site lies in the parking‑exempt core.

CG General Commercial (CG)

Purpose: Community‑serving commercial locations (§ 18.60.010).
Typical permitted uses: Full range of commercial uses, upper‑story residential over ground‑floor commercial; emergency shelters (up to 50 beds) by right; larger shelters and cannabis retail by CUP (§ 18.60.020–.030).
Key dimensional standards: No front/side yard; 12 ft rear when accessible for loading; max height 35 ft (§ 18.60.040). Residential in CG follows the residential standards of the zone where it’s principally allowed (§ 18.60.040(2)).
Where it applies: Commercial corridors outside downtown.

CH Highway Commercial (CH)

Purpose: Services along main roads and highway frontages (§ 18.65.010).
Typical permitted uses: Hotels/motels, gas/service stations, restaurants, convenience retail; CUP for additional highway‑oriented uses and cannabis retail (§ 18.65.020–.030).
Key dimensional standards: No front/side yard; 12 ft rear (if used for loading); max height 35 ft (§ 18.65.040).
Where it applies: Parcels fronting state routes/major arterials.

ML Light Industrial (ML)

Purpose: Light manufacturing/heavy commercial of a non‑nuisance type (§ 18.70.010).
Typical permitted uses: Assembly/storage, manufacturing, wholesale, vehicle sales/service, certain yards; retail by CUP (§ 18.70.020–.030).
Key dimensional standards: 10,000 sf min lot; no front/side/rear yards required; max height 50 ft (§ 18.70.040).
Where it applies: Industrial districts away from sensitive uses.

MH Heavy Industrial (MH)

Purpose: Full‑range industrial with controls for congestion and protection of surroundings (§ 18.75.010).
Typical permitted uses: All ML uses plus lumber mills, grain elevators, concrete batch plants, foundries, and certain yards (e.g., contractor, wrecking) when enclosed; retail by CUP (§ 18.75.020–.030).
Key dimensional standards: 10,000 sf min lot; no front/side/rear yards; max height 50 ft (§ 18.75.040).
Where it applies: Heavier industrial clusters per the map.

OS Open Space (OS)

Purpose: Preserve open space areas and compatible uses (§ 18.80.010).
Typical permitted uses: Parks, golf courses, open‑space institutions; any building requires a CUP (§ 18.80.020–.030).
Key dimensional standards: Not found in retrieved materials.
Where it applies: Parks, open space reserves, and subdivision/common open spaces.

AG Agriculture General (AG)

Purpose: Agriculture as the predominant use; rural residential is secondary (§ 18.85.010).
Typical permitted uses: One single‑family home; broad agricultural production and accessory farm structures; employee housing by right; several ag‑support uses by CUP (§ 18.85.020–.030).
Key dimensional standards: 40 acres min lot; 30 ft front/rear; 20 ft sides; max coverage 35%; max height 35 ft (§ 18.85.040).
Where it applies: City edges and agricultural tracts.

PF Public Facilities (PF)

Purpose: Public/institutional uses serving city/county/state/federal functions (§ 18.95.010).
Approval path: Development by public entities must submit for Planning Commission review for General Plan and CEQA conformity (§ 18.95.020).
Key dimensional standards: Not found in retrieved materials.
Where it applies: Publicly owned/operated sites.

Combining and Special Districts (overlays)

A Agricultural Combining and F Frontage Combining districts are established by § 18.10.020; they layer standards on top of a base zone. The F district imposes a 25 ft minimum front yard and additional screening/sign controls (§ 18.100.010–.030).
PD Planned Development Combining allows coordinated, flexible projects subject to a development plan, with standards such as 40% minimum common/open space in residential PDs (§ 18.105.010–.060).
See Willows Overlay Districts for how these layers interact with base zoning.

Citywide rules that often affect projects

Conformance required citywide; the most restrictive rule controls where regulations conflict (§ 18.05.050; § 18.10.070).
Downtown parking relief: sites in the CC “parking exemption district” aren’t required to provide on‑site spaces under mapped limits; new downtown housing still needs two spaces per unit (§ 18.55.060). See Willows Parking.
Nonconforming uses/structures: rules govern abandonment (6 months), changes, and rebuilds after >50% destruction; limited allowances exist for nonconforming residential (§ 18.110.090). See Willows Nonconforming Uses.
Adult businesses: special spacing rules/waivers apply to regulated uses (§ 18.115.030 and related locational provisions).
Cannabis: marijuana cultivation is prohibited in all zones; cannabis retail/dispensary is allowed only by CUP in specified commercial zones (CG, CH per cross‑references) (§ 18.117.020; § 18.60.030; § 18.65.030).
Accessory buildings and common yard exceptions are detailed citywide (§ 18.110.020; § 18.110.100).

Quick standards snapshot (selected districts)

District	Front	Side	Rear	Height	Coverage	Code Reference
R-1	25 ft	6 ft (street side 10 ft)	15 ft	30 ft (2.5 stories)	40%	§ 18.30.040
R-2	25 ft	6 ft (street side 10 ft)	15 ft	30 ft	45%	§ 18.35.040
R-3	25 ft	Not found	15 ft (add 5 ft/story if abutting R‑1/R‑2)	30 ft; 50 ft w/UP	55% main bldg; 30% min open space	§ 18.40.040
CC	None	None	None	50 ft	—	§ 18.55.050–.060
CG	None	None	12 ft (if for loading)	35 ft	—	§ 18.60.040
CH	None	None	12 ft (if for loading)	35 ft	—	§ 18.65.040
E (nonres.)	12 ft from inner sidewalk (or 18 ft from curb)	6 ft from inner sidewalk (or 12 ft from curb)	12 ft	30 ft	50% max	§ 18.50.050
ML	None	None	None	50 ft	—	§ 18.70.040
MH	None	None	None	50 ft	—	§ 18.75.040
AG	30 ft	20 ft	30 ft	35 ft	35%	§ 18.85.040

For dimensional questions not listed here (e.g., distances between buildings in R‑P), see the Willows Development Standards page and cited sections above.

Checklist

Confirm your base zoning and any combining district on the official map; apply boundary rules if lines are unclear (§ 18.10.030, .050, .090).
Verify your proposed use is permitted or conditionally permitted in your district (see the district subsections above).
Check key dimensional controls: lot size/width, setbacks, height, coverage (see table and §§ cited above).
Confirm parking counts and whether any downtown exemption applies; see Willows Parking and CC § 18.55.060.
Determine if design review is required (multifamily, commercial, industrial, etc., typically are) (§ 18.141.030–.040).
Check signage standards early for tenant visibility and compliance (§ 18.125.110–.140); see Willows Signage.
If the site/building is nonconforming, review limits on changes and rebuilds (§ 18.110.090).
For any flexibility needed, explore variances and exceptions or PD combining options (§ 18.105.010–.060).
Coordinate with Willows Land Use overview to align with the General Plan.

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning map/boundary uncertainty	Setbacks/uses hinge on the correct district; misreads can trigger redesigns	Confirm parcel zoning with the city; apply § 18.10.050 rules if lines are ambiguous.
Downtown parking exemption limits	Not every “downtown” site is exempt	Check if the site falls within the mapped CC exemption corridor in § 18.55.060.
Entryway yard measurement	Yard distances measured from sidewalk/curb, not property line	Use § 18.50.050 measurement rules; Wood Street frontage is always the “front yard.”
Mixed-use residential over retail	Allowed in CC and CG with conditions	Confirm ground‑floor nonresidential requirement (§ 18.55.020(18); § 18.60.020(7)).
Nonconforming structures	50% destruction and 6‑month abandonment rules affect rebuild rights	See § 18.110.090; get a zoning clearance letter before major work.
Cannabis businesses	Cultivation banned citywide; retail limited and CUP‑dependent	See § 18.117.020 and commercial district CUP allowances (§ 18.60.030; § 18.65.030).
Public facilities projects	Follow a different approval path	PF development is subject to Planning Commission review for plan/CEQA conformance (§ 18.95.020).

Plain-English Summary

Willows divides land into clear zones. Neighborhood homes sit in R-1/R-2/R-3, downtown storefronts are CC, corridors are E/CG/CH, and production areas are ML/MH. Each zone sets what you can build and the basic rules like setbacks and height. Check your parcel’s zoning on the official map, confirm your use is allowed, and line up yards, parking, and any required design review. If your building or use is older and doesn’t match today’s rules, special nonconforming limits apply.

Source References

Title 18 — Willows zoning ordinance: §§ 18.05.010–.050 (purpose, reference, conformance).
District framework and map: §§ 18.10.010–.030, .050, .090.
Residential districts: §§ 18.30.010–.040 (R‑1); 18.35.010–.040 (R‑2); 18.40.010–.040 (R‑3).
R‑P district: § 18.45.010–.040.
Entryway district: §§ 18.50.010–.050.
Commercial districts: §§ 18.55.010–.060 (CC); 18.60.010–.040 (CG); 18.65.010–.040 (CH).
Industrial districts: §§ 18.70.010–.040 (ML); 18.75.010–.040 (MH).
Open space & agriculture: §§ 18.80.010–.030 (OS); 18.85.010–.040 (AG).
Public facilities: §§ 18.95.010–.020 (PF).
Combining districts: §§ 18.10.020; 18.100.010–.030 (F); 18.105.010–.060 (PD).
Citywide provisions: §§ 18.110.020, 18.110.090, 18.110.100; 18.115.030; 18.117.020; 18.125.110–.140.

Sources

Retrieved passages

Willows Zoning Code (§ 1) High relevance
CBC § 14B.05 (Chapter 18.120) High relevance
Willows Zoning Code (§ 1) High relevance
Willows Zoning Code (§ 1) High relevance
Willows Zoning Code (§ 2.01) High relevance
Willows Zoning Code (title is) High relevance
Willows Zoning Code (title for) High relevance
CBC § 3.04 (§ 3.04) Medium relevance
Willows Zoning Code (§ 1) High relevance
Willows Zoning Code (§ 1) High relevance
CBC § 1 (Chapter 18.120) High relevance
CBC § 17.02 (§ 17.02) High relevance
Willows Zoning Code (§ 1) Medium relevance
CBC § 18.04 (§ 18.04) High relevance
Willows Zoning Code (Chapter 18.135) High relevance
Willows Zoning Code (§ 20.01) High relevance
Willows Zoning Code (§ 24.02) Medium relevance
Willows Zoning Code (Chapter 18.120) Medium relevance
Willows Zoning Code (Chapter 18.05) Medium relevance
Willows Zoning Code (§ 1) High relevance

Cited sections

Title 18 — Willows zoning ordinance: §§ 18.05.010–.050 (purpose, reference, conformance). (Title 18)
District framework and map: §§ 18.10.010–.030, .050, .090. (§ 18.10.010)
Residential districts: §§ 18.30.010–.040 (R‑1); 18.35.010–.040 (R‑2); 18.40.010–.040 (R‑3). (§ 18.30.010)
R‑P district: § 18.45.010–.040. (§ 18.45.010)
Entryway district: §§ 18.50.010–.050. (§ 18.50.010)
Commercial districts: §§ 18.55.010–.060 (CC); 18.60.010–.040 (CG); 18.65.010–.040 (CH). (§ 18.55.010)
Industrial districts: §§ 18.70.010–.040 (ML); 18.75.010–.040 (MH). (§ 18.70.010)
Open space & agriculture: §§ 18.80.010–.030 (OS); 18.85.010–.040 (AG). (§ 18.80.010)
Public facilities: §§ 18.95.010–.020 (PF). (§ 18.95.010)
Combining districts: §§ 18.10.020; 18.100.010–.030 (F); 18.105.010–.060 (PD). (§ 18.10.020)
Citywide provisions: §§ 18.110.020, 18.110.090, 18.110.100; 18.115.030; 18.117.020; 18.125.110–.140. (§ 18.110.020)
Willows_ZoningCode.md

Frequently asked questions

What can I build on an R-1 lot in Willows?

Primarily a single-family home (including a manufactured home) with customary accessory structures; small family day care and certain small residential care uses are also allowed (§ 18.30.020). Key R‑1 standards include a 25 ft front setback, 6 ft sides (10 ft on the street side of a corner lot), 15 ft rear, 30 ft height, and 40% lot coverage (§ 18.30.040).

Are duplexes allowed in R-1 areas?

No. Duplexes are permitted in R‑2 (Two‑Family Residential), not R‑1. In R‑2, you must still meet lot, setback, height, and coverage rules — e.g., 25 ft front, 6/10 ft sides, 15 ft rear; max height 30 ft; max coverage 45% (§ 18.35.020, § 18.35.040).

Can I put apartments or SROs on my site?

Those are allowed in R‑3 (and in R‑P with R‑3 uses). R‑3 sets a 25 ft front setback, 15 ft rear (add 5 ft per story when abutting R‑1/R‑2), 55% max main building coverage, 30% minimum landscaped open space, and height up to 30 ft (50 ft with a use permit) (§ 18.40.020–.040).

Where is residential over retail allowed?

Upper‑story residential is allowed in CC and CG when the first floor is nonresidential; CC has special downtown parking relief in the mapped exemption area (§ 18.55.020(18); § 18.60.020(7); § 18.55.060).

Do I need design review?

Most new multifamily, commercial, and industrial projects require design review; single-family and duplexes on individual public‑fronting lots are generally exempt (§ 18.141.030–.040). See Willows Design Review.

What are the downtown setback and parking rules in CC?

In CC, no front/side/rear yards are required, and the height limit is 50 ft. Sites within the defined “downtown parking exemption” zone don’t have to provide typical on‑site parking, though new residential units still need two spaces each (§ 18.55.050–.060).

How do yard measurements work in the Entryway (E) district?

Front and side yards are measured from the inner edge of the sidewalk (or the curb edge if no sidewalk), not the property line. Front = 12 ft from sidewalk (or 18 ft from curb); sides = 6 ft from sidewalk (or 12 ft from curb). No parking is allowed in front of structures (§ 18.50.050).

Is marijuana cultivation allowed?

No. Marijuana cultivation is prohibited in all zoning districts. Cannabis retail/dispensary may be conditionally allowed in certain commercial zones per CUP and citywide regulations (§ 18.117.020; § 18.60.030; § 18.65.030).

What happens if my nonconforming building is damaged?

If a nonconforming building is destroyed more than 50% of its value, it generally must conform upon rebuild; there are specific allowances for nonconforming residential structures, subject to timing and compliance with current standards (§ 18.110.090). See Willows Nonconforming Uses.

Do I still need to meet the building code after zoning approval?

Yes. Zoning approval does not replace compliance with the California Building Standards Code. Where zoning and other regulations conflict, the more restrictive applies (§ 18.10.070).

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