Billings Zoning & Land Use Guide
Key Zoning Facts
Billings Zoning Overview
Billings is Montana's largest city, situated along the Yellowstone River in the south-central part of the state. As the regional economic center for a vast area spanning eastern Montana, northern Wyoming, and western North Dakota, Billings has experienced steady growth and development pressure. The city's zoning code is administered by the Planning Department and reflects a mix of traditional neighborhood patterns near downtown and newer suburban development on the expanding west end.
The city uses a conventional zoning system with residential, commercial, industrial, and special-purpose districts. Billings has updated its growth policy multiple times to address housing demand, infrastructure needs, and the balance between agricultural land preservation and urban expansion. The Rimrocks, dramatic sandstone cliffs that border the city's north side, create a distinctive geographic constraint that influences development patterns.
Key Zoning Districts
Billings maintains residential districts ranging from R-96 (large-lot residential) through R-MF (multi-family), along with commercial districts including Neighborhood Commercial (C-N), Community Commercial (C-C), and Highway Commercial (C-H). The city also has industrial zones and planned unit development options that allow flexibility in site design for larger projects.
ADU Regulations
Under Montana state law (SB 528 and HB 211), Billings must allow accessory dwelling units in residential zones. The city cannot require owner occupancy of either the primary dwelling or ADU, cannot mandate additional off-street parking, and cannot require separate utility connections where existing infrastructure is adequate. Local regulations govern size, height, and setback standards for ADUs.
Development Process
Development in Billings begins with a pre-application consultation with Planning staff. Building permits are reviewed by the Building Division, with plan review and inspections required for all construction. Projects requiring rezoning or conditional use permits go before the Zoning Commission and City Council for approval.
Regulatory Layers That Apply in Billings
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Montana
- Building Code: Montana Building Code (based on 2021 IBC)
- State ADU Override: Yes (SB 528 and HB 211)
County — Yellowstone County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 6,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 6,000 sq ft
- Max Height
- 45 ft
- Front Setback
- 20 ft
- Side Setback
- 10 ft
- Rear Setback
- 20 ft
- Min Lot
- None
- Max Height
- 45 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Billings
- Max Size
- 1,000 sq ft
- Max Height
- 25 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- None required (per state law SB 245)
- Owner Occupancy
- Not required (per state law)
- Permit Timeline
- 4-6 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Billings are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Billings permit fees →