Windsor — Zoning

Last reviewed: July 3, 2026

Overview

Title 17 of the Town of Windsor Municipal Code is the Town's Zoning Code (the local "zoning ordinance"), which establishes the zones, the adopted Zoning Map, and the permit / review structure used to implement the General Plan (Title 17 — § 17.02.010) . The Code creates base zones (residential, commercial, industrial, and special-purpose) and overlay zones, adopts the official Zoning Map, and ties permit authority and review to the Director, Planning Commission, and Town Council (§ 17.06.010–§ 17.06.030) .

This page summarizes what Windsor's Zoning Code actually says about zoning: the ordinance title, the zoning map, the base and overlay districts, where key dimensional rules live, and where to look for permit/review rules. For related topics see Windsor Land Use and Windsor Development Standards; parking, design review, overlays, ADUs, and Title 24 are linked inline below.

How to use this page

• Follow the Checklist before filing an application.
• For parcel-specific uncertainties, verify with the Town (see Risks & Ambiguities).
• Use the Source References to jump to the exact Code sections cited.

Ordinance title, map, and structure

• The local zoning ordinance is titled the Town of Windsor Zoning Code (commonly referred to as Title 17) § 17.02.010 .
• The Code adopts an official Zoning Map on file with the Planning Division; the Zoning Map and any additional maps (setbacks, heights) are part of the Code by reference § 17.06.010–§ 17.06.030 .
• Base zones and overlay zones are established in Table 17.06‑01 (Zone Classifications) and the narrative establishing Base Zones / Overlay Zones is at § 17.06.020 (and related table) .
• Review authority and what body hears which permit is collected in Table 17.52‑01 / § 17.52.020 (Review Authority) .

Quick links to related Windsor pages you will likely need while using the Code: Windsor zoning & planning overview, Windsor Land Use, Windsor Development Standards, Windsor Parking, Windsor Design Review, Windsor Overlay Districts, Windsor ADUs, California Building Standards Code.

District-by-district breakdown

The Code establishes multiple base zones (residential, commercial, industrial, and special-purpose) in Table 17.06‑01 and then provides chapters with allowable uses and development standards (residential zones are in the Residential Zones chapter, PD and special-purpose zones have their own rules). Where the Code sets site-specific numbers it is cited below; where it does not, I note that the value was not found in the retrieved materials and point you to the controlling table or chapter.

Note: each district name below is shown exactly as used in the Code and is bolded.

Rural Residential — RR

• Purpose: Implements low-density, rural/large-lot uses consistent with the General Plan; RR is a base residential zone established by Table 17.06‑01 (Table 17.06‑01 / § 17.06.020) .
• Typical permitted uses: very low-density single-family dwellings, accessory uses (subject to the Code’s permit tables in the Residential Zones chapter). Specific allowed uses are listed in the Residential Zones chapter (Chapter 17.10) .
• Key dimensional standards: Specific minimum lot sizes, setbacks, and height limits are set in Article 2 development standards and the Residential Zones chapter; exact numeric standards for RR were not fully reproduced in the retrieved materials (verify with Table 17.10-series in the Code) (Verify with the jurisdiction — not found in retrieved materials).
• Typical locations: outlying/low-density mapped parcels as shown on the Windsor Zoning Map § 17.06.010–§ 17.06.030 .

Estate Residential — ER

• Purpose: Larger-lot residential, transitional between rural and suburban densities (Table 17.06‑01 / § 17.06.020) .
• Typical permitted uses: single-family residences, accessory uses per the Residential Zones chapter (Chapter 17.10) .
• Key dimensional standards: See Residential Zones and the Development Standards tables; exact numeric values for ER were not included in the retrieved fragments (Verify with the jurisdiction) (Not found in retrieved materials).

Surrounding Residential — SR

• Purpose: Implements the lower end of in‑town residential density that "surrounds" core areas; established as a base zone in Table 17.06‑01 § 17.06.020 .
• Typical permitted uses: single‑family, possibly limited multi‑unit depending on the Residential chapter lists (Chapter 17.10) .
• Key dimensional standards: See the Residential development standards in Article 2; precise lot area/width and setback figures for SR were not present in the retrieved excerpts (Verify with the jurisdiction) (Not found in retrieved materials).

Village Residential — VR

• Purpose: denser, walkable residential neighborhoods (Village character) (Table 17.06‑01 / § 17.06.020) .
• Typical permitted uses: single‑family and small‑scale multi‑family per Chapter 17.10; small‑lot subdivisions are explicitly allowed in VR under the Small Lot Subdivisions chapter § 17.88.030 .
• Key dimensional standards: small‑lot specific standards are set in Chapter 17.88 when a small‑lot subdivision is proposed § 17.88.030–§ 17.88.070 .

Medium Density Residential — MDR

• Purpose: medium-density housing intended to meet multifamily/general housing goals (Table 17.06‑01 / § 17.06.020) .
• Typical permitted uses: multi-family dwellings, small apartment buildings, and uses listed in the Residential Zones chapter (Chapter 17.10) .
• Key dimensional standards: density caps and development standards appear in the Residential chapter and Table 17.06‑01; exact numeric standards were not fully reproduced here (Verify with the jurisdiction) (Not found in retrieved materials).

High Density Residential — HDR

• Purpose: highest residential density allowed in the base zones; supports denser multi‑family housing (Table 17.06‑01 / § 17.06.020) .
• Typical permitted uses: apartment complexes, multi‑family structures per 17.10 lists (Chapter 17.10) .
• Key dimensional standards: See Residential chapter and Table 17.06‑01 for density and FAR; specific numbers not fully reproduced (Verify with the jurisdiction) (Not found in retrieved materials).

Neighborhood Commercial Mixed Use — NCMU

• Purpose: mixed residential/commercial neighborhood centers; NCMU appears as a General Plan land use and corresponding zone in Table 17.06‑01 (Table 17.06‑01 / § 17.06.020) .
• Typical permitted uses: neighborhood retail, office, and upper‑floor housing (see the commercial / mixed‑use chapter and zone use tables).
• Key dimensional standards: commercial FAR and lot standards are shown in Table 17.06‑01 and Article 2; where the Code requires neighborhood interface specifics it references General Plan Policy LU‑12.9 for certain areas (Merner Drive / Old Redwood Hwy) (Table 17.06‑01 note) .

Gateway / General Commercial — GC (Gateway Commercial) and other commercial zones

• Purpose: serve higher-intensity commercial activity; certain parcels in Gateway Commercial have special character and design requirements per the General Plan (Table 17.06‑01 notes / § 17.06.020) .
• Typical permitted uses: larger retail, auto‑oriented services, offices — see the commercial zones use tables in Article 2.
• Key dimensional standards: nonresidential FAR maximums are provided in Table 17.06‑01; specific parcel-by-parcel standards are in the development standards chapters (see Windsor Development Standards) (Not found in retrieved materials for precise numerics).

Light Industrial — LI and Heavy Industrial — HI

• Purpose: accommodate manufacturing, distribution, and industrial services. (Table 17.06‑01) .
• Typical permitted uses: light manufacturing, warehousing, contractor yards (LI); heavier manufacturing in HI (subject to Code performance standards and specific prohibitions).
• Key dimensional standards: Table 17.06‑01 lists nonresidential FAR ranges for LI/HI; exact numeric limits in the retrieved fragments were partial — verify with the Code for a parcel‑specific figure (Not found in retrieved materials).
• Important regulatory note: temporary housing on developed light industrial properties is expressly prohibited in the Code amendment language cited for Chapter 17.38 § 17.38.050 .

Open Space — OS, Recreation — REC, and Public/Institutional — PI

• Purpose: OS/REC/PI are listed as Special Purpose Zones in the Code and have dedicated development standards in Table 17.16‑02 (Development Standards—Special Purpose Zones) (Table 17.16‑02 / § 17.16.050) .
• Typical permitted uses: parks (REC), institutional uses (PI), conservation/open space (OS).
• Key dimensional standards (from Table 17.16‑02): primary structure maximum height 35 ft, accessory structure maximum 15 ft, front/rear setbacks 20 ft, interior side 5 ft, street side 10 ft (Table 17.16‑02) § 17.16.050 .

Planned Development — PD

• Purpose: PD is a flexible, site‑specific zone applied by rezoning; the PD process establishes the mix of uses and site development standards for the parcel § 17.16.050 .
• Typical permitted uses: whatever the PD rezoning and PD plan designate (range established at rezoning).
• Key dimensional standards: PD standards are established at rezoning (setbacks, heights, coverage, etc.) — the Code requires the PD application to identify allowable uses and standards and follow Chapter 17.72 (Amendments) § 17.16.050 .

Overlay Zones (examples)

• The Code treats overlay zones as supplements to base zones; in a conflict the overlay controls § 17.06.020.C .
• Examples include -AS (Airport Safety), -FH (Flood Hazard), and a Historic Overlay; the Code also calls out special requirements for particular areas (e.g., neighborhood interface on Merner Drive) (Table 17.06‑01 notes) .

Decision‑relevant table (quick reference)

How permitted uses, standards, and review are organized (practical guidance)

• The Code uses a two‑part system: a base zone (every parcel) plus any applicable overlay zones; the overlay "supplements" and controls in conflicts § 17.06.020.C .
• For any proposed use, consult the applicable zone's allowable‑uses table in Article 2 and the Review Authority table (Table 17.52‑01 / § 17.52.020) to see whether the project needs an administrative permit, Conditional Use Permit, Design Review, or Council decision § 17.52.020 . See Windsor Design Review for design review triggers and process.
• Development standards (setbacks, height, lot coverage, FAR) live in Article 2 development tables (e.g., Table 17.16‑02 for Special Purpose Zones) and in chapter‑specific tables; check the Table 17.06‑01 row for the zone and the chapter for numeric standards § 17.06.020; Table 17.16‑02 .
• Small‑lot / small‑unit tools are explicitly enabled: small lot subdivisions may be allowed in SR, VR, and MDR subject to the Code's permit procedures § 17.88.030 .
• Parking requirements are separate (see the Code's parking chapter and Windsor Parking page) and must be checked in parallel with zone development standards; the Zoning Code requires off‑street parking consistent with Chapter 17.30 (referenced from Table 17.16‑02) § 17.16.050 / Chapter references .

Checklist (what an applicant must satisfy before submittal)

• Confirm the parcel's base zone and any overlay zone on the official Windsor Zoning Map (Zoning Map files on record at the Planning Division) § 17.06.010–§ 17.06.030 .
• Check the allowable‑uses table for that zone in Article 2 (residential, commercial, industrial, or special‑purpose chapters) (Chapter 17.10 / Article 2) .
• Confirm which discretionary approvals are required via Table 17.52‑01 (Review Authority) § 17.52.020 .
• Extract the numeric development standards (setbacks, heights, FAR, lot coverage) from the applicable development standards table (Article 2 or Table 17.16‑02 for special purpose zones) § 17.16.050; Table 17.16‑02 .
• Prepare parking calculations and loading per the Town's parking chapter and Windsor Parking guidance.
• If a PD, rezoning, or overlay change is needed, prepare materials addressing consistency with the General Plan and Chapter 17.72 (Amendments) § 17.16.050; § 17.72 (Amendments) .
• Address any environmental, tree protection, or other special standards noted in the Code (e.g., tree preservation referenced in amendments to shelter/RV rules) (see §§ cited in Chapter 17.38) .
• Verify whether ADUs are allowed for your parcel under the Windsor ADU rules and California ADU law; consult Windsor ADUs and California ADU law pages.

Risks & Ambiguities

Plain-English Summary

Windsor’s zoning rules live in Title 17 — the Town of Windsor Zoning Code; every parcel has a base zone and may also have overlays. The Code adopts an official Zoning Map and then assigns allowable uses and development standards by zone (with special rules for PD and special‑purpose zones). Numeric standards for every zone are in the Article 2 development tables (see Table 17.06‑01 and the zone chapters); special‑purpose zones have a dedicated table (e.g., OS/REC/PI heights and setbacks are in Table 17.16‑02) § 17.06.020; § 17.16.050 .

Information Gaps

• Full numeric development standards (lot area, specific setbacks, lot coverage, FAR and densities for every base residential and commercial zone) were not present in the retrieved fragments; the Code references tables in Article 2 but the complete figures must be read from the full Code's tables (verify with Town files) (Not found in retrieved materials).
• Precise permitted‑use tables for each zone (the Code contains use tables but they were not fully reproduced in the provided excerpts) (Not found in retrieved materials).
• The ADU implementation language and specific local ADU exceptions or development standards were not reproduced here; consult the Windsor ADU chapter and California ADU law (linked above) (Not found in retrieved materials).

Source References

• Town of Windsor Zoning Code (Title 17), Title and Purpose — § 17.02.010 .
• Zoning Map adoption and interpretation — § 17.06.010–§ 17.06.030 (Zoning Map and Zone Classifications / Table 17.06‑01) .
• Zone classifications and Table 17.06‑01 (Zone Classifications) — § 17.06.020 / Table 17.06‑01 .
• Residential zones and purpose (Article/Chapter for Residential Zones) — Chapter 17.10 (purpose and use listings referenced) .
• PD zone standards and procedures — § 17.16.050 (PD purpose and standards set at rezoning) .
• Special Purpose Zones development standards — Table 17.16‑02 (OS / REC / PI heights and setbacks) § 17.16.050 .
• Review authority and application processing — § 17.52.020 / Table 17.52‑01 (Review Authority) .
• Nonconformities and Code applicability notes — Chapter references and compliance rules (e.g., continuation of existing land uses) § 17.01.040; Chapter 17.70 .
• Specific Code amendments and temporary provisions referenced in the Code (e.g., emergency shelter / RV temporary provisions) — Chapter 17.38 and cited amendment notes § 17.38.x .

Retrieved passages

• Windsor Zoning Code (section shall) High relevance show source text
• Windsor Zoning Code (Article 2) Medium relevance show source text
• Windsor Zoning Code (Chapter 17.72) Medium relevance show source text
• Windsor Zoning Code (ARTICLE 1.) Medium relevance show source text
• Windsor Zoning Code (§ 2) Medium relevance show source text
• Windsor Zoning Code (Article 2) Medium relevance show source text
• Windsor Zoning Code (Chapter 17.74) Medium relevance show source text
• Windsor Zoning Code (§7-5-125) Medium relevance show source text

Cited sections

• Town of Windsor Zoning Code (Title 17), Title and Purpose — **§ 17.02.010** . (Title 17)
• Zoning Map adoption and interpretation — **§ 17.06.010–§ 17.06.030** (Zoning Map and Zone Classifications / Table 17.06‑01) . (§ 17.06.010)
• Zone classifications and Table 17.06‑01 (Zone Classifications) — **§ 17.06.020 / Table 17.06‑01** . (§ 17.06.020)
• Residential zones and purpose (Article/Chapter for Residential Zones) — **Chapter 17.10** (purpose and use listings referenced) . (Chapter for)
• PD zone standards and procedures — **§ 17.16.050** (PD purpose and standards set at rezoning) . (§ 17.16.050)
• Special Purpose Zones development standards — **Table 17.16‑02** (OS / REC / PI heights and setbacks) **§ 17.16.050** . (§ 17.16.050)
• Review authority and application processing — **§ 17.52.020 / Table 17.52‑01** (Review Authority) . (§ 17.52.020)
• Nonconformities and Code applicability notes — Chapter references and compliance rules (e.g., continuation of existing land uses) **§ 17.01.040; Chapter 17.70** . (Chapter references)
• Specific Code amendments and temporary provisions referenced in the Code (e.g., emergency shelter / RV temporary provisions) — Chapter 17.38 and cited amendment notes **§ 17.38.x** . (Chapter 17.38)
• Windsor_ZoningCode.md

• Official Windsor code library