Montague — Overlay Districts

Last reviewed: July 6, 2026

Overview

Montague uses overlays to layer special rules on top of the base zoning districts in Title 17 Zoning. The code calls these “combining districts,” which add regulations to the underlying district rather than replacing them (§ 17.08.130 ). Two overlays appear in the ordinance today: the citywide mapping of the Mobile Home Zone Overlay (MH) in the districts chapter (§ 17.12.010, § 17.12.030 ) and the Airport Hazard zoning around Montague-Yreka Airport (§ 17.24.010, § 17.24.040 ).

Overlays in Montague “combine” with the base zone: you must meet both the base district rules and the overlay’s added limits (§ 17.08.130; zoning map governs where overlays apply per § 17.12.030 ).

Where the overlay is silent, rely on the base district rules in the Montague Zoning chapter and the adopted Montague Development Standards. For project-wide requirements like parking, design review, nonconforming uses, and variances, the city applies the relevant chapters of Title 17 in addition to any overlay controls (§ 17.32.030; § 17.36.010–.070 ).

What counts as an overlay in Montague

• The code explicitly recognizes a “combining district” tool used “for the purpose of adding additional special regulations” to a base zone (§ 17.08.130 ).
• The districts list includes the Mobile Home Zone Overlay (MH) as an adopted overlay designation that appears on the city’s Zoning Map (§ 17.12.010, § 17.12.030 ).
• The separate Airport Hazard zoning chapter establishes mapped “approach,” “transitional,” “horizontal,” and “conical” zones around the airport; these function as an airport overlay on top of base zoning (§ 17.24.010, § 17.24.040 ).

Overlay District-by-District

Mobile Home Zone Overlay (MH)

• Purpose and where it applies: Applied where the Zoning Map shows an “MH” overlay on top of a base district (§ 17.12.010, § 17.12.030 ). Used to designate parcels appropriate for mobile home parks.
• Typical permitted uses:
  • Mobile home parks are permitted without a use permit in the MH overlay (§ 17.16.070(B)(1) ).
  • Accessory dwelling units (ADUs) and junior ADUs are allowed “in accordance with Chapter 17.30” (§ 17.16.070(B)(2) ). See Montague ADUs and California ADU law.
  • The code states “No other uses are permitted” in the MH overlay (§ 17.16.070(C) ).
• Key dimensional standards:
  • The city’s base dimensional and development standards apply; the code points to Table 17.16.020 for district regulations (§ 17.16.020 ). Not found in retrieved materials: specific MH dimensional metrics (lot size, setbacks).
• Approvals and process:
  • Because mobile home parks are listed as permitted without a use permit in MH, no use permit is triggered by zoning alone (§ 17.16.070(B)(1) ). If you need relief from standards, use the city’s variance procedures (§ 17.36.040–.070 ).
  • State oversight: mobile home parks are regulated by the California Department of Housing and Community Development (HCD), noted in the use listing (§ 17.16.070(B)(1) ). Local zoning still governs land use and siting.

Airport Hazard Overlay — Approach Zone

• Purpose and where it applies: Area under the “approach surface” shown on the Airport Zoning Map for Montague Airport (§ 17.24.040 ).
• Typical permitted uses:
  • Uses are limited to prevent airport hazards; refer to airport “use restrictions” (§ 17.24.060 ). Not found in retrieved materials: a list of specifically permitted/forbidden uses by zone.
• Key dimensional standards:
  • Height limits tied to approach surfaces (§ 17.24.050 ). Not found in retrieved materials: specific maximum heights in feet for this surface.
• Approvals and process:
  • Airport hazard permits and variances are administered under the airport chapter; it identifies an application process and a variance mechanism (§ 17.24.030, § 17.24.080 ).

Airport Hazard Overlay — Transitional Zone

• Where it applies: Areas mapped as “transitional” around the runway environs (§ 17.24.040 ).
• Uses and standards:
  • Subject to airport height limits and use restrictions to avoid obstructions/interference (§ 17.24.050, § 17.24.060 ).
  • Not found in retrieved materials: exact height plane slope or numeric limits.

Airport Hazard Overlay — Horizontal Zone

• Where it applies: The “horizontal surface” ring delineated on the Airport Zoning Map (§ 17.24.040 ).
• Uses and standards:
  • Height limits and hazard use restrictions apply (§ 17.24.050, § 17.24.060 ).
  • Not found in retrieved materials: fixed elevation values for the horizontal surface.

Airport Hazard Overlay — Conical Zone

• Where it applies: The outer “conical surface” surrounding the horizontal surface (§ 17.24.040 ).
• Uses and standards:
  • Subject to incremental height limits and hazard controls (§ 17.24.050, § 17.24.060 ).
  • Not found in retrieved materials: exact vertical slope or maximum allowed heights.

Quick-reference table

Practical notes:

• The MH overlay narrows uses significantly: if your parcel is overlaid MH, assume only mobile home parks and ADUs/JADUs are allowed; “No other uses” is explicit (§ 17.16.070(C) ). Coordinate site planning with Montague Parking, Signage, and Landscaping and Screening, as these citywide standards still apply.
• The Airport Hazard overlay does not replace base-zone entitlement; it adds aviation safety envelopes and use limits. For projects here, expect early coordination and, if needed, variance consideration under both the airport chapter and the city’s general variance procedures (§ 17.24.080; § 17.36.040–.070 ).

Checklist

• Confirm your base district and whether an overlay applies on the official Zoning Map; for airport areas, also check the Airport Zoning Map (§ 17.12.030; § 17.24.040 ).
• If in the MH overlay, limit your proposal to a mobile home park or to ADUs/JADUs; no other land uses are allowed (§ 17.16.070(B)–(C) ).
• If in an Airport Hazard zone, design within the applicable height surface and avoid hazard-generating uses; be prepared to document compliance (§ 17.24.050; § 17.24.060 ).
• Verify dimensional standards from Table 17.16.020 for your base district (and any overlay-specific metrics, if provided) (§ 17.16.020 ).
• Apply the city’s general processes as needed: design review where applicable, variances for relief, and consult nonconforming uses if your site has legacy conditions (§ 17.36.010–.070; § 17.24.070 for airport nonconformities ).
• Coordinate any building permitting with the California Building Standards Code after zoning compliance is established.

Risks & Ambiguities

Plain-English Summary

Montague’s overlays add extra rules on top of your base zoning. The MH overlay is very narrow—it basically lets you do a mobile home park (plus ADUs/JADUs) and nothing else. The Airport Hazard overlay sets height and safety limits near the Montague-Yreka Airport. Start by confirming if either overlay touches your parcel on the Zoning Map; then design to both the base zone and overlay rules, using variances only if truly necessary.

Source References

• § 17.08.130 (Combining district definition)
• § 17.12.010; § 17.12.030 (Districts designated; Zoning Map governs)
• § 17.16.020 (Table of district regulations, incorporated by reference)
• § 17.16.070(B)–(C) (Mobile home zone overlay—permitted uses; no other uses)
• § 17.24.010; § 17.24.040–.060; § 17.24.080 (Airport Hazard zoning—zones/map; height limits; use restrictions; variances)
• § 17.32.030 (Special uses requiring a use permit)
• § 17.36.010–.070 (Use permits and variances—authority, requirements, granting)

Retrieved passages

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

Cited sections

• § 17.08.130 (Combining district definition) (§ 17.08.130)
• § 17.12.010; § 17.12.030 (Districts designated; Zoning Map governs) (§ 17.12.010)
• § 17.16.020 (Table of district regulations, incorporated by reference) (§ 17.16.020)
• § 17.16.070(B)–(C) (Mobile home zone overlay—permitted uses; no other uses) (§ 17.16.070)
• § 17.24.010; § 17.24.040–.060; § 17.24.080 (Airport Hazard zoning—zones/map; height limits; use restrictions; variances) (§ 17.24.010)
• § 17.32.030 (Special uses requiring a use permit) (§ 17.32.030)
• § 17.36.010–.070 (Use permits and variances—authority, requirements, granting) (§ 17.36.010)
• Montague_ZoningCode.md