Montague — Overlay Districts

Overview

Montague’s zoning ordinance identifies a single overlay district: the Mobile Home Zone Overlay (MH), implemented as a “combining district” layered over a base zone to add special rules. Where mapped, the MH overlay allows mobile home parks by right and recognizes state regulation by HCD; outside the overlay, mobile home parks typically need a use permit in the underlying districts. Overlay extents are shown on the official Zoning Map and must be read together with base-zone zoning, land use, and development standards rules.

In Montague, the only codified overlay is the MH Mobile Home Zone Overlay; it adds permission for mobile home parks in mapped areas, while all other standards continue to come from the underlying district and the citywide general provisions (§ 17.16.070; § 17.16.020; § 17.32.010).

How Montague uses overlays

• The MH overlay is listed among the city’s “districts designated,” separate from base residential, commercial, manufacturing, and agricultural districts (§ 17.12.010).
• An overlay is a type of “combining district,” meaning its rules combine with those of the underlying zone to add extra regulations (§ 17.08.130).
• Overlay boundaries are only effective where the Zoning Map shows them; use must conform to the map and text together (§ 17.12.030).

District-by-District

Mobile Home Zone Overlay (MH)

• Purpose and structure
  • The MH overlay adds permission for dedicated mobile home parks in mapped areas of the city. It functions as a “combining district,” layering on top of a base zone’s standards (§ 17.08.130; § 17.12.010).
  • It applies only where the official Zoning Map displays the MH designation (§ 17.12.030).
• Typical permitted uses
  • Mobile home parks (as defined by California Health & Safety Code § 18214) are permitted without a use permit in MH areas, under state HCD regulation (§ 17.16.070(B)(1)).
  • Accessory dwelling units and junior ADUs are also listed as permitted, but they must meet Chapter 17.30 requirements (§ 17.16.070(B)(2)). See local ADUs.
  • No other uses are permitted in the MH overlay (§ 17.16.070(C)).
• Key dimensional standards
  • Not specified uniquely for MH in the ordinance; the overlay relies on the underlying district’s standards and the citywide general provisions and exceptions in Chapter 17.32 (§ 17.16.020; § 17.32.010).
  • For ADUs within MH areas, all development rules come from Chapter 17.30 (e.g., siting, height, and other criteria), in addition to any base-zone standards that still apply; verify parcel specifics under Chapter 17.30 and with the City. Code sections beyond the MH reference are not specified here; see ADUs. Not found in source materials (explicit MH-specific ADU dimensions).
• Where it applies
  • Parcels with an MH overlay symbol on the Zoning Map (§ 17.12.030). Coordinate with Planning to confirm the map layer for a given APN.

Practical contrast with base zones

• In the base residential districts, mobile home parks are not “by right”; they appear as use-permit uses at specified densities:
  • R-1 and R-1A: “Mobile home parks at R-1 densities” require a use permit (§ 17.16.030(C)(5); § 17.16.040(C)(4)).
  • R-2: “Mobile home parks at R-2 densities” require a use permit (§ 17.16.050(C)(2)).
  • R-3: “Mobile home parks at R-1 densities” require a use permit (§ 17.16.060(C)(4)).
• By comparison, within an MH overlay, a mobile home park is a permitted use (no use permit) subject to HCD regulation and city standards that still apply (§ 17.16.070(B)(1)).

Decision-Relevant Snapshot

Tips that often matter in practice

• Confirm the parcel’s overlay and base district on the Zoning Map before planning site design; if a boundary splits a lot, the “more restrictive” side governs (§ 17.12.040).
• Even when permitted by right in MH, expect applicable base-zone development standards and citywide provisions (e.g., setbacks, projections) to apply (Chapter 17.32). Consider parking, design review if triggered by location or improvements, and state HCD requirements for park construction/operation (§ 17.32.010; § 17.16.070(B)(1)).
• If your project does not fit strict standards, evaluate relief pathways under variances and exceptions (Chapter 17.36) and track any nonconforming uses implications (§ 17.36.040).

Checklist

• Verify the parcel has the MH overlay on the official Zoning Map (§ 17.12.030).
• Identify the underlying base district and compile its dimensional standards from Table 17.16.020 (§ 17.16.020).
• Confirm your intended use is listed as permitted in § 17.16.070(B) (mobile home park; ADU/JADU per Chapter 17.30); no other uses are allowed (§ 17.16.070(C)).
• Cross-check citywide provisions (setbacks, projections, fences, lot exceptions) in Chapter 17.32 (§ 17.32.010).
• If including an ADU/JADU, ensure full compliance with Chapter 17.30 and underlying-zone standards; coordinate early on site layout with Planning and parking staff. Montague ADUs
• Outside the MH overlay, prepare a use permit application if proposing a mobile home park in R-1/R-1A/R-2/R-3 (§ 17.16.030(C)(5); § 17.16.040(C)(4); § 17.16.050(C)(2); § 17.16.060(C)(4)).
• For edge cases or constraints, consider a variance (Chapter 17.36) and confirm any nonconforming status implications (§ 17.36.040).

Risks & Ambiguities

Information Gaps

• MH overlay purpose statement beyond permitted-use listing: Not found in source materials.
• Any MH-specific dimensional, landscaping, screening, open-space or park-amenity standards: Not found in source materials.
• Parking ratios for mobile home parks in MH: Not found in source materials.
• ADU dimensional standards as they specifically apply within MH sites: Not found in source materials.
• Overlay map symbology standards and adoption history: Not found in source materials.

Plain-English Summary

Montague has just one overlay: the MH Mobile Home Zone Overlay. If your parcel is mapped with MH, you can develop a mobile home park without a use permit, subject to state HCD rules and the site’s base-zone standards. If your parcel is not in MH, a mobile home park usually requires a use permit in residential districts at the densities the code lists. Check the Zoning Map first, then apply the base-zone rules and Chapter 17.32 provisions.

Source References

• § 17.08.130 (Combining district definition)
• § 17.12.010 (Districts designated, including MH overlay)
• § 17.12.030 (Zoning Map—conformance of use)
• § 17.12.040 (Boundary determination)
• § 17.16.020 (Table of district regulations referenced)
• § 17.16.070 (Mobile home zone overlay—permitted uses; “no other uses”)
• § 17.16.030(C)(5) (R-1 use-permit: mobile home parks at R-1 densities)
• § 17.16.040(C)(4) (R-1A use-permit: mobile home parks at R-1 densities)
• § 17.16.050(C)(2) (R-2 use-permit: mobile home parks at R-2 densities)
• § 17.16.060(C)(4) (R-3 use-permit: mobile home parks at R-1 densities)
• § 17.32.010 (General provisions apply to all Chapter 17.16 districts)

Source passages

• Montague Zoning Code (§ 17.16.010) 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 (§ 1) High relevance show source text
• Montague Zoning Code (§ 1) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (Chapter 17.58) Medium relevance show source text
• Montague Zoning Code (chapter as) High relevance show source text
• Montague Zoning Code (Title 17) High relevance show source text
• Montague Zoning Code (§ 2) Medium relevance show source text
• Montague Zoning Code (Chapter 17.30) Medium relevance show source text
• Montague Zoning Code (Title 17) Medium relevance show source text
• Montague Zoning Code (§ 5.16) Medium relevance show source text

Cited sections

• § 17.08.130 (Combining district definition) (§ 17.08.130)
• § 17.12.010 (Districts designated, including MH overlay) (§ 17.12.010)
• § 17.12.030 (Zoning Map—conformance of use) (§ 17.12.030)
• § 17.12.040 (Boundary determination) (§ 17.12.040)
• § 17.16.020 (Table of district regulations referenced) (§ 17.16.020)
• § 17.16.070 (Mobile home zone overlay—permitted uses; “no other uses”) (§ 17.16.070)
• § 17.16.030(C)(5) (R-1 use-permit: mobile home parks at R-1 densities) (§ 17.16.030)
• § 17.16.040(C)(4) (R-1A use-permit: mobile home parks at R-1 densities) (§ 17.16.040)
• § 17.16.050(C)(2) (R-2 use-permit: mobile home parks at R-2 densities) (§ 17.16.050)
• § 17.16.060(C)(4) (R-3 use-permit: mobile home parks at R-1 densities) (§ 17.16.060)
• § 17.32.010 (General provisions apply to all Chapter 17.16 districts) (§ 17.32.010)
• Montague_ZoningCode.md