Montague — Land Use

Last reviewed: July 6, 2026

Overview

Montague regulates land use through Title 17 Zoning of the Montague Municipal Code. Parcels are assigned to specific districts on the official zoning map, and each district lists what uses are allowed by right and what uses need a use permit. The code also adds citywide “supplemental” rules and special overlays that can change or limit how a site may be used.

Core rule: You may only use land for the uses expressly allowed in your mapped district; anything else needs a use permit. See § 17.16.010 and the use‑permit criteria in § 17.36.030.

Before diving in district-by-district, confirm your parcel’s zoning on the city map (see Montague Zoning) and note that all districts are subject to general provisions in Chapter 17.32 and any applicable overlays (see Montague Overlay Districts). Districts are established in § 17.12.010 and mapped per § 17.12.030.

How Montague organizes land use

• Districts and map. The city’s districts are: R-1, R-1A, R-2, R-3, C-1, C-2, M, RAG-2½, and the MH mobile home overlay; lands not shown in a district are “U (unclassified)” until assigned. See §§ 17.12.010, 17.12.060.
• Table of regulations. The code points to a controlling “Table 17.16.020” for district regulations such as standards; the table is incorporated by reference and not reproduced in the retrieved file. See § 17.16.020.
• Supplemental rules. Chapter 17.32 adds citywide provisions (e.g., projections into yards, accessory building siting, and architectural review triggers in commercial and manufacturing districts). See §§ 17.32.120–17.32.160, 17.32.220–17.32.240.
• Overlays. Two that affect land use are the MH mobile home overlay (§ 17.16.070) and the Airport Zoning overlay (Chapter 17.24).
• ADUs. Accessory dwelling units are allowed as provided in Chapter 17.30; special rules apply in commercial/industrial districts. See § 17.30.030. See also Montague ADUs.

District-by-district land use

R-1 Single-Family Residential

Purpose and context: Low-density residential on the map adopted by § 17.12.030. Verify parcel zoning with the City Clerk.

• By right: Single-family dwellings, ADUs/JADUs (per Chapter 17.30), small farmworker housing (≤6), supportive/transitional housing, small group care homes, small employee housing; typical accessory buildings and limited real‑estate signs. § 17.16.030(B).
• Use permit: Public buildings, churches, schools, parks, hospitals, landscaped lots when adjacent to C or M, home occupations and certain utilities, duplex/triplex/fourplex at R‑2 densities with architectural review, and mobile home parks at R‑1 densities. § 17.16.030(C).
• Key dimensional notes: Minimum lot area 7,500 sf (listed in § 17.16.030(D)). Other R‑1 setbacks/heights are in the referenced table; not reproduced here. § 17.16.020.
• Where it applies: As mapped by the zoning map referenced in § 17.12.030.

R-1A Expanded Single-Family Residential

• By right: Similar to R-1 (single-family, ADUs/JADUs, small farmworker housing, supportive/transitional, small group care and employee housing, accessory buildings, small real‑estate sign). § 17.16.040(B).
• Use permit: Public/quasi-public uses, landscaped lots next to C/M, home occupations and certain utilities, mobile home parks at R‑1 densities. § 17.16.040(C).
• Dimensional standards: Not found in retrieved materials (see § 17.16.020 reference to table).

R-2 Medium-Density Residential

• By right: All R‑1 by‑right uses; duplex and triplex with architectural review (as defined in the General Plan). § 17.16.050(B).
• Use permit: All R‑1 use‑permit uses; mobile home parks at R‑2 densities. § 17.16.050(C).
• Dimensional standards: Not found in retrieved materials; see § 17.16.020.

R-3 High-Density Residential

• By right: All R‑1/R‑2 by‑right uses; duplexes/triplexes with architectural review; multifamily up to four units per lot (with architectural review); single‑room occupancy (SRO) up to 6 units with an on‑site manager; emergency shelters; one small identification sign. § 17.16.060(B).
• Use permit: All R‑1/R‑2 use‑permit uses; 5+ unit multifamily; hotels/motels/rooming/boarding, lodges/clubs, rest homes/assisted care; mobile home parks (at R‑1 densities); certain accessory commercial (bars/restaurants/coffee shops limited to interior lobby/court access); professional offices/clinics; large group care homes. § 17.16.060(C).
• Dimensional standards: Not found in retrieved materials; see § 17.16.020.

RAG-2½ Residential-Agricultural

• By right: Single-family dwellings, agricultural uses, supportive/transitional housing, intermediate care facilities for ≤6, ADUs/JADUs. § 17.16.080(B).
• Use permit: Large employee housing. § 17.16.080(C).
• Dimensional standards: Not found in retrieved materials; see § 17.16.020.

C-1 Commercial

• By right: Retail in a building (apparel, food, liquor, etc.), personal services (barber/beauty, cleaners, photo, repair), department stores, banks, laundries, professional/business offices, utilities (not yards/warehouses/repair shops), and ADUs per Chapter 17.30. § 17.16.090(B).
• Use permit: Signs, parking lots, retail/personal services not within a building, service stations; residential uses (including hotels/motels/apartments) as specified in R‑1/R‑2/R‑3. § 17.16.090(C).
• Design review: Submittal of elevations and site/landscape plans is required in C or M districts (§§ 17.32.220–17.32.240); see Montague Design Review.

C-2 General Commercial

• By right: All C-1 by‑right uses; a wide range of commercial/repair/service and light industrial uses within a building (animal hospital; auto sales/repair/body/paint; dry cleaner; heavy‑equipment sales; mini‑storage; mortuary; nursery; plumbing; secondhand; sheet metal; tire shop; wholesaling); and similar uses when within a building or screened by a 6‑ft solid fence; light manufacturing/fabrication/assembly. § 17.16.100(B).
• Use permit: Signs, outdoor storage and sales, service stations; residential, hotels/motels/apartments as specified in R‑1/R‑2/R‑3; SROs with more than 6 units (with one on‑site manager unit). § 17.16.100(C).
• Design review: Required submittals in C/M districts (§§ 17.32.220–17.32.240).

M Manufacturing

• By right: Wholesale, storage, service, light and heavy industrial/manufacturing with no appreciable nuisance; enumerated examples include blacksmith/bottling/cold storage/contractor yard/feed and fuel/food processing/lumberyard/machine shop/outdoor storage and sales/pipe yard/public utility service yard/warehousing; service stations; on‑premise signs; ADUs per Chapter 17.30. § 17.16.110(B).
• Use permit: Potentially objectionable heavy industry (e.g., auto wrecking, concrete batch plants, explosives/fireworks, petroleum refining/storage, smelting); retail/personal services; residential only when accessory to industrial/commercial uses; outdoor advertising not appurtenant to a use. § 17.16.110(C).
• Design review: Required submittals (§§ 17.32.220–17.32.240).

MH Mobile Home Zone Overlay

• By right: Mobile home parks (as defined by HSC § 18214 and regulated by HCD and applicable agencies); ADUs/JADUs per Chapter 17.30. § 17.16.070(B). No other uses are permitted (§ 17.16.070(C)).

Unclassified (U)

• Lands not designated on the zoning map are U (unclassified) until assigned a district by ordinance. § 17.12.060.

Overlay and citywide land-use modifiers

• Airport Zoning Overlay (Montague‑Yreka Airport). Establishes “approach,” “transitional,” “horizontal,” and “conical” zones; prohibits structures/trees exceeding mapped height limits and certain land uses that impair aviation (glare, smoke, interference). See Chapter 17.24 (including §§ 17.24.040–.060).
  • Variances and appeals follow Chapter 17.36 procedures. §§ 17.24.080–.100. See also Montague Variances and Exceptions.
• Architectural review in C/M districts. Applications must include elevations and site/landscape plans; the Planning Commission ensures compatibility; approval is required before permit issuance. §§ 17.32.220–17.32.240.
• Yard/setback adjustments and projections. The code allows certain architectural projections and prescribes accessory building locations and special setback rules for substandard lots. §§ 17.32.120–.160, .170–.210. See Montague Development Standards.

Special topic spotlights

• Accessory Dwelling Units (ADUs). ADUs are permitted by right in residential zones and, with conditions, in C‑1/C‑2/M when the property has an existing or proposed dwelling authorized by a use permit. § 17.30.030(A)(1)–(2). Size, height, and setback standards apply (e.g., up to 850–1,000 sf, 17–25 ft height, and 4‑ft side/rear setbacks in many cases). § 17.30.030(E). See Montague ADUs.
• Bed & Breakfast Inns. Allowed by use permit in R‑1, R‑1A, R‑2, and R‑3; limited to 4 rental units, owner must reside on site, and one off‑street parking space per rental room is required. §§ 17.20.050, 17.20.060, 17.20.070, 17.20.080. Parking is further guided by Montague Parking.

At‑a‑glance permitted uses by district

Practical notes:

• Residential in commercial/industrial. R uses in C‑1/C‑2 are by use permit; R uses in M are “accessory” only by use permit. §§ 17.16.090(C), 17.16.100(C), 17.16.110(C).
• SRO housing. Limited by right in R‑3 up to 6 units; >6 requires a use permit in C‑2 with an on‑site manager unit. §§ 17.16.060(B)(4), 17.16.100(C)(4).
• Nonconforming uses. If a nonconforming use stops for 1 year, it’s conclusively abandoned; changes need a use permit and must trend to equal or more restrictive classes. See Chapter 17.28 (e.g., § 17.28.010). See also Montague Nonconforming Uses.

Checklist

• Confirm your parcel’s mapped district on the city zoning map and whether any overlay (e.g., Airport) applies. §§ 17.12.030; 17.24.040.
• Verify your proposed use is listed as permitted by right in your district; if not, scope a use permit under § 17.36.030 (and be prepared to address nuisance/compatibility findings).
• If proposing residential in C‑1/C‑2, or any residential in M, confirm the use‑permit pathway and any architectural review submittals for C/M districts. §§ 17.16.090(C), 17.16.100(C), 17.16.110(C); §§ 17.32.220–.240.
• For ADUs/JADUs, confirm eligibility by district and lot condition; check size/height/setback rules in § 17.30.030(E).
• If within the Airport overlay, check height and use restrictions against the Airport Zoning Map and § 17.24.050–.060.
• Coordinate parking and any use‑specific parking (e.g., B&Bs need one off‑street space per room per § 17.20.070).
• Ensure your proposal meets development standards (yards/projections/accessory buildings). §§ 17.32.120–.160, .170–.210.
• If your site/use is nonconforming, plan for the Chapter 17.28 limitations and potential path forward.

Risks & Ambiguities

Plain-English Summary

Pick the district your lot is in and then check what’s allowed: single-family uses are broadly allowed in R‑1/R‑1A, small multifamily is added in R‑2, and bigger projects and SROs live in R‑3. C‑1/C‑2 host retail and services, with C‑2 adding repair and light industrial, while M is for heavier industry. If your use isn’t listed as “permitted,” you’ll likely need a use permit showing the project won’t harm neighbors. Overlays like the Airport zone and the MH mobile home overlay can override base rules—check those early.

Source References

• § 17.12.010 Districts designated; § 17.12.030 Map—Conformance of use; § 17.12.060 Unclassified lands.
• § 17.16.010 Conformance required; § 17.16.020 Table of district regulations (by reference).
• § 17.16.030 R‑1 Single-family residential.
• § 17.16.040 R‑1A Expanded single-family residential.
• § 17.16.050 R‑2 Medium-density residential.
• § 17.16.060 R‑3 High-density residential.
• § 17.16.070 Mobile home zone overlay (MH).
• § 17.16.080 Residential-agricultural (RAG‑2½).
• § 17.16.090 C‑1 Commercial; § 17.16.100 C‑2 General commercial.
• § 17.16.110 M Manufacturing.
• Chapter 17.20 Bed and Breakfast Inns (e.g., §§ 17.20.050–.080).
• Chapter 17.24 Airport Zoning (e.g., §§ 17.24.040–.060, .080–.100).
• Chapter 17.28 Nonconforming Uses (e.g., §§ 17.28.010–.050).
• Chapter 17.30 ADUs (§ 17.30.030).
• Chapter 17.32 General provisions (e.g., §§ 17.32.120–.160; 17.32.170–.240).
• Chapter 17.36 Use permits and variances (e.g., § 17.36.030).

Retrieved passages

• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (Chapter 17.30) High relevance show source text
• Montague Zoning Code (Chapter 17.30.) High relevance show source text
• Montague Zoning Code (Chapter 17.30.) High relevance show source text
• Montague Zoning Code (§ 17.16.010) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (§ 1) High relevance show source text
• Montague Zoning Code (§ 7.3) High relevance show source text
• Montague Zoning Code (§ 2) High relevance show source text
• CFC § 2 (Title 17) High relevance show source text
• Montague Zoning Code (§ 2) High relevance show source text
• Montague Zoning Code (Chapter 17.30.) High relevance show source text
• Montague Zoning Code (Title 17) Medium relevance show source text
• Montague Zoning Code (§ 1) Medium relevance show source text
• Montague Zoning Code (§ 2) High relevance show source text
• Montague Zoning Code (§ 2) Medium relevance show source text
• Montague Zoning Code (§ 6) Medium relevance show source text

Cited sections

• § 17.12.010 Districts designated; § 17.12.030 Map—Conformance of use; § 17.12.060 Unclassified lands. (§ 17.12.010)
• § 17.16.010 Conformance required; § 17.16.020 Table of district regulations (by reference). (§ 17.16.010)
• § 17.16.030 R‑1 Single-family residential. (§ 17.16.030)
• § 17.16.040 R‑1A Expanded single-family residential. (§ 17.16.040)
• § 17.16.050 R‑2 Medium-density residential. (§ 17.16.050)
• § 17.16.060 R‑3 High-density residential. (§ 17.16.060)
• § 17.16.070 Mobile home zone overlay (MH). (§ 17.16.070)
• § 17.16.080 Residential-agricultural (RAG‑2½). (§ 17.16.080)
• § 17.16.090 C‑1 Commercial; § 17.16.100 C‑2 General commercial. (§ 17.16.090)
• § 17.16.110 M Manufacturing. (§ 17.16.110)
• Chapter 17.20 Bed and Breakfast Inns (e.g., §§ 17.20.050–.080). (Chapter 17.20)
• Chapter 17.24 Airport Zoning (e.g., §§ 17.24.040–.060, .080–.100). (Chapter 17.24)
• Chapter 17.28 Nonconforming Uses (e.g., §§ 17.28.010–.050). (Chapter 17.28)
• Chapter 17.30 ADUs (§ 17.30.030). (Chapter 17.30)
• Chapter 17.32 General provisions (e.g., §§ 17.32.120–.160; 17.32.170–.240). (Chapter 17.32)
• Chapter 17.36 Use permits and variances (e.g., § 17.36.030). (Chapter 17.36)
• Montague_ZoningCode.md