Montague — Zoning

Last reviewed: July 6, 2026

Overview

Montague regulates land use through the City of Montague Zoning Ordinance, codified as Title 17 of the Municipal Code. A precise zoning plan is adopted to promote public health, safety, and welfare, and every parcel must conform to the regulations of the district shown on the official Zoning Map on file with the city clerk (§ 17.04.020; § 17.04.030; § 17.12.030 ). Districts established by the ordinance include residential, commercial, manufacturing, residential-agricultural, and overlays such as the Mobile Home (MH) and the Airport Hazard zones (§ 17.12.010; § 17.24.010 ).

The single most important rule: your use and development must match the district on Montague’s official Zoning Map and the district standards in Title 17 — no use or structure is allowed unless the code says so (§ 17.12.030; § 17.16.010 ).

Use this page with the city’s broader Montague zoning & planning overview and the topic pages for Development Standards, Parking, Design Review, Overlay Districts, ADUs, and Signage.

Districts at a Glance

Montague’s base districts and overlay include: R-1, R-1A, R-2, R-3, C-1, C-2, M, R-AG-2½, and the MH overlay (§ 17.12.010 ). District-specific regulations are organized in Chapter 17.16, with a consolidated table of district regulations referenced in Table 17.16.020 (consult city staff for the current table) (§ 17.16.020 ).

R-1 — Single-family Residential

• Purpose and pattern: Detached homes on standard city lots.
• Typical permitted uses:
  • Single-family dwellings; ADUs/JADUs per Chapter 17.30; supportive/transitional housing; intermediate care (≤6 persons); small employee housing and small group care homes; accessory buildings; one for-sale/lease sign up to 6 sq ft (§ 17.16.030(B) ).
• With a Use Permit:
  • Public buildings, churches, schools, parks/playgrounds/hospitals; landscaped parking lots adjacent to C or M; home occupations; crop/tree farming; public utility buildings (no yards/warehouses/repair shops); duplex/triplex/fourplex at R‑2 densities with architectural review; mobile home parks at R‑1 densities (§ 17.16.030(C) ).
• Key dimensional standards:
  • Minimum lot size: 7,500 sq ft (§ 17.16.030(D) ).
  • Other base setbacks/heights: Not found in retrieved materials (see Table 17.16.020) (§ 17.16.020 ).
• Where it applies: As mapped on the official Zoning Map (§ 17.12.030 ).

R-1A — Expanded Single-family Residential

• Purpose and pattern: Single-family areas with somewhat larger-lot character suggested by “expanded” designation.
• Typical permitted uses: Same core residential list as R‑1, including single-family and ADUs/JADUs (§ 17.16.040(B) ).
• With a Use Permit: Public/institutional civic uses; landscaped parking lots adjacent to C or M; home occupations; crop/tree farming; utility buildings (no yards/warehouses/repair shops); mobile home parks at R‑1 densities (§ 17.16.040(C) ).
• Key dimensional standards: Not found in retrieved materials (see Table 17.16.020) (§ 17.16.020 ).
• Where it applies: Zoning Map (§ 17.12.030 ).

R-2 — Medium-density Residential

• Purpose and pattern: Duplex/triplex neighborhoods at moderate density.
• Typical permitted uses:
  • All R‑1 by-right uses; duplex and triplex with architectural review (as defined in the General Plan) (§ 17.16.050(B) ).
• With a Use Permit: All R‑1 use-permit uses; mobile home parks at R‑2 densities (§ 17.16.050(C) ).
• Key dimensional standards: Not found in retrieved materials (see Table 17.16.020) (§ 17.16.020 ).
• Where it applies: Zoning Map (§ 17.12.030 ).

R-3 — High-density Residential

• Purpose and pattern: Apartments and the city’s most flexible residential mix.
• Typical permitted uses:
  • All R‑1 and R‑2 by-right uses; duplex/triplex; multifamily up to 4 dwelling units/lot with architectural review; SROs with ≤6 units (1 manager unit required); emergency shelters; one 8 sq ft appurtenant sign (§ 17.16.060(B); § 17.08.610 ).
• With a Use Permit:
  • All R‑1/R‑2 use-permit uses; multifamily 5+ units; hotels/motels/roominghouses/boardinghouses, lodges/clubs, rest homes and assisted care; bars/restaurants/coffee shops if entered only from a lobby/court (no direct street entry); professional offices/clinics; large group care homes; mobile home parks at R‑1 densities (§ 17.16.060(C) ).
• Key dimensional standards: Not found in retrieved materials (see Table 17.16.020) (§ 17.16.020 ).
• Where it applies: Zoning Map (§ 17.12.030 ).

R-AG-2½ — Residential-Agricultural (2.5-acre)

• Purpose and pattern: Edge or rural-residential lots with agriculture.
• Typical permitted uses: Single-family; agricultural uses; supportive/transitional housing; intermediate care ≤6; ADUs/JADUs (§ 17.16.080(B) ).
• With a Use Permit: Large employee housing (§ 17.16.080(C) ).
• Key dimensional standards: Not found in retrieved materials.
• Where it applies: Zoning Map (§ 17.12.030 ).

C-1 — Commercial

• Purpose and pattern: In-building retail and services in town/commercial corridors.
• Typical permitted uses: A broad range of in-building retail (apparel, food, hardware, appliances, etc.); personal services; department stores; banks; laundries; professional/business offices; certain utility uses (no yards/warehouses/repair shops); ADUs per Chapter 17.30 (§ 17.16.090(B) ).
• With a Use Permit: Signs; parking lots; outdoor retail/personal services; service stations; residential uses, hotels, motels, apartments per R‑1/R‑2/R‑3 standards (§ 17.16.090(C) ).
• Design review: Required for buildings in C districts (§ 17.32.220–.240 ).
• Key dimensional standards: Not found in retrieved materials.

C-2 — General Commercial

• Purpose and pattern: Auto-oriented and heavier commercial, some light industrial.
• Typical permitted uses: All C‑1 uses; plus in-building uses like animal hospitals, auto sales/service/repair, commercial recreation, cleaners, mini‑storage, nurseries, mortuaries, plumbers, sheet metal shops, tire shops, wholesaling; specified yard/fenced uses (e.g., contractor’s yards, lumberyards); light manufacturing/fabrication/assembly (§ 17.16.100(B) ).
• With a Use Permit: Signs; outdoor storage/sales; service stations; residential, hotels, motels, apartments per R‑districts; SROs >6 units with one manager unit (§ 17.16.100(C) ).
• Design review: Required (§ 17.32.220–.240 ).
• Key dimensional standards: Not found in retrieved materials.

M — Manufacturing

• Purpose and pattern: Industrial and service-commercial production and storage.
• Typical permitted uses: Wholesale/storage; service establishments; light and heavy industrial/manufacturing with no appreciable nuisance; service stations; signs appurtenant; ADUs per Chapter 17.30 (by right) (§ 17.16.110(B) ).
• With a Use Permit: Potentially objectionable heavy industrial (auto wrecking, concrete batching, smelting, explosive materials, petroleum refining/storage, etc.); retail/personal services; residential only when accessory to industrial/commercial uses; outdoor advertising not appurtenant (§ 17.16.110(C) ).
• Design review: Required (§ 17.32.220–.240 ).
• Key dimensional standards: Not found in retrieved materials.

MH — Mobile Home Zone Overlay

• Role: Overlay that allows mobile home parks where mapped.
• Allowed uses: Mobile home parks as defined by state law (H&SC § 18214) and regulated by state agencies; ADUs/JADUs per Chapter 17.30. No other uses permitted within the overlay (§ 17.16.070 ).

Overlay: Airport Hazard Zoning

• Applicability and map: The “Montague‑Yreka Airport Hazard Zoning Ordinance” creates approach, transitional, horizontal, and conical zones, defined by FAA Part 77 surfaces and shown on the Airport Zoning Map attached to the ordinance (§ 17.24.010; § 17.24.020(C); § 17.24.040 ).
• Height limits: Structures/trees must not exceed the zone-specific height limits delineated on the Airport Zoning Map (§ 17.24.050 ).
• Use restrictions: Land uses that create glare, visual confusion with airport lights, radio interference, or otherwise endanger aircraft are prohibited (§ 17.24.060 ).
• Nonconforming protection: Existing nonconformities at the time of adoption are generally allowed to remain, with limits (§ 17.24.070 ).

Citywide Rules That Affect All Districts

• Conformance and interpretation:
  • Conformance required to your district and any applicable overlay (§ 17.16.010 ).
  • The Planning Commission resolves ambiguities about use classification, height/area, or zone boundaries (§ 17.32.020 ).
• Special uses by Use Permit:
  • Some uses are only allowed via a discretionary use permit due to their unique impacts (e.g., airports/landing fields, cemeteries, large-assembly enterprises, mining/excavation) (§ 17.32.030(A)–(B) ). See Design Review and Variances and Exceptions for process tie-ins.
• Design review in commercial/industrial:
  • Architectural review is required for buildings in C or M districts; submittals include elevations and site/landscape plans (§ 17.32.220–.240 ).
• Yards, setbacks, and related details:
  • Accessory buildings in R districts must be on the rear half and meet minimum separations; corner-lot and alley rules apply (§ 17.32.150 ).
  • Architectural projections and porches/stairways may encroach within limits (§ 17.32.120; § 17.32.130 ).
  • Swimming pool placement and equipment setbacks are specified for R districts (§ 17.32.160 ).
  • Side yard reduction and main-entrance placement rules apply in some residential contexts (§ 17.32.190; § 17.32.200; § 17.32.210 ).
• Fences, hedges, walls:
  • Citywide fence rules include height/location standards (front yard ≤4 ft by default, side/rear ≤6 ft, with specific exceptions and permits); C‑2/M may allow over‑height security fencing by use permit (§ 17.32.110(D) ).
• ADUs/JADUs:
  • Many districts specifically allow ADUs/JADUs “in accordance with Chapter 17.30” (see R‑1/R‑1A/R‑AG‑2½/C‑1/M citations above). For how ADUs fit with your zoning, see the city’s ADU guide. District ADU allowances: R‑1 (§ 17.16.030), R‑1A (§ 17.16.040), R‑AG‑2½ (§ 17.16.080), C‑1 (§ 17.16.090), M (§ 17.16.110) .
• Bed & Breakfasts in residential zones:
  • Allowed by use permit in R‑1, R‑1A, R‑2, R‑3; standards include on‑site parking (1 per rental room) and sign limits (§ 17.20.050; § 17.20.070; § 17.20.090 ).

Quick Use & Standards Matrix

The table below flags high‑impact allowances by district. Always confirm dimensional standards in the city’s district regulation table (Table 17.16.020) and any overlay.

Zoning Map, Boundaries, and Amendments

• Zoning Map: The “Zoning Map of the City of Montague” governs district locations; it is incorporated by reference and maintained by the city clerk (§ 17.12.030 ).
• Boundaries: Where exact boundaries are uncertain, the nearest street or lot line controls; if a line splits a lot, the more restrictive district applies (§ 17.12.040 ).
• Changing zoning: Boundary changes are by ordinance, with the map updated and public notice of revisions as specified (§ 17.12.050 ).
• Unclassified lands: Any lands not shown in a district are designated “U” (Unclassified) (§ 17.12.060 ).

Checklist

• Confirm your parcel’s district and any overlays on the official Zoning Map (§ 17.12.030 ).
• Verify your proposed use is allowed by right, or determine if a use permit is required in your district (R/C/M/R‑AG rules in § 17.16.030–.110; special uses in § 17.32.030 ).
• Identify whether Design Review applies (mandatory in C and M districts) (§ 17.32.220–.240 ).
• Check district dimensional standards (setbacks, height, lot coverage) in the city’s district regulation table; if unclear, ask staff for Table 17.16.020 (§ 17.16.020 ).
• If adding an ADU/JADU, confirm allowances in your district and see the city’s ADU guidance (district references above).
• If near the Montague‑Yreka Airport, ensure compliance with airport hazard height and use limits (§ 17.24.040–.060 ).
• Prepare Parking and on‑site circulation plans consistent with Title 17 (e.g., B&B parking standards) (§ 17.20.070 ).
• Confirm any proposed signs meet Signage standards; note some districts require sign permits (§ 17.16.090(C); § 17.16.100(C) ).

Risks & Ambiguities

Plain-English Summary

Montague’s zoning tells you what you can build and where. First, look up your property on the city’s Zoning Map, then confirm your use is allowed in that district, whether you need a use permit, and if any overlays (like the airport hazard zone) add height or use limits. Commercial/industrial projects usually go through design review, and many residential districts allow an additional small home under the city’s ADU rules. When in doubt, ask staff to interpret the code — the Planning Commission can resolve gray areas.

Source References

• Title 17 Zoning Plan, purpose, chapters (§ 17.04.010–.030; Chapter list)
• Districts, Zoning Map, boundaries/amendments/unclassified (§ 17.12.010–.060)
• District conformance, district regulations table (§ 17.16.010–.020)
• R‑1 uses and lot size (§ 17.16.030)
• R‑1A uses (§ 17.16.040)
• R‑2 uses (§ 17.16.050)
• R‑3 uses, SROs and emergency shelters (§ 17.16.060; § 17.08.610)
• R‑AG‑2½ uses (§ 17.16.080)
• C‑1 uses (§ 17.16.090)
• C‑2 uses (§ 17.16.100)
• M uses (§ 17.16.110)
• Airport Hazard Zoning (§ 17.24.010; § 17.24.020–.070)
• General use restrictions, ambiguities, special uses (§ 17.32.010–.030)
• Architectural review in C/M (§ 17.32.220–.240)
• Yard projections, accessory buildings, pools (§ 17.32.120–.160; .190–.210)
• Fences, hedges, walls (§ 17.32.110)
• Bed & Breakfasts (§ 17.20.050; .070; .090)

Retrieved passages

• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (Chapter 17.30.) High relevance show source text
• Montague Zoning Code (§ 1) High relevance show source text
• Montague Zoning Code (Chapter 17.30.) High relevance show source text
• Montague Zoning Code (Section 17.32.180) 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 (§ 2) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (section and) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (Chapter 12.02) High relevance show source text
• Montague Zoning Code (§ 1) High relevance show source text
• Montague Zoning Code (Chapter 12.02) High relevance show source text

Cited sections

• Title 17 Zoning Plan, purpose, chapters (§ 17.04.010–.030; Chapter list) (Title 17)
• Districts, Zoning Map, boundaries/amendments/unclassified (§ 17.12.010–.060) (§ 17.12.010)
• District conformance, district regulations table (§ 17.16.010–.020) (§ 17.16.010)
• R‑1 uses and lot size (§ 17.16.030) (§ 17.16.030)
• R‑1A uses (§ 17.16.040) (§ 17.16.040)
• R‑2 uses (§ 17.16.050) (§ 17.16.050)
• R‑3 uses, SROs and emergency shelters (§ 17.16.060; § 17.08.610) (§ 17.16.060)
• R‑AG‑2½ uses (§ 17.16.080) (§ 17.16.080)
• C‑1 uses (§ 17.16.090) (§ 17.16.090)
• C‑2 uses (§ 17.16.100) (§ 17.16.100)
• M uses (§ 17.16.110) (§ 17.16.110)
• Airport Hazard Zoning (§ 17.24.010; § 17.24.020–.070) (§ 17.24.010)
• General use restrictions, ambiguities, special uses (§ 17.32.010–.030) (§ 17.32.010)
• Architectural review in C/M (§ 17.32.220–.240) (§ 17.32.220)
• Yard projections, accessory buildings, pools (§ 17.32.120–.160; .190–.210) (§ 17.32.120)
• Fences, hedges, walls (§ 17.32.110) (§ 17.32.110)
• Bed & Breakfasts (§ 17.20.050; .070; .090) (§ 17.20.050)
• Montague_ZoningCode.md