Great Falls Zoning & Land Use Guide
Key Zoning Facts
Great Falls Zoning Overview
Great Falls is Montana's third-largest city, located along the Missouri River in north-central Montana. The city serves as a regional hub for agriculture, military operations at Malmstrom Air Force Base, and healthcare services. Great Falls' zoning framework reflects its role as a stable community with a traditional grid-pattern downtown and established residential neighborhoods radiating outward.
The city's Planning & Community Development Department administers zoning regulations that balance the preservation of neighborhood character with the need for housing development and economic growth. Great Falls has undertaken revitalization efforts for its downtown and riverfront areas, including the creation of special districts to encourage investment in the historic core.
Key Zoning Districts
Great Falls uses a tiered residential system from R-1 (Rural Residential) through R-6 (High-Density Residential), along with commercial districts including C-1 (Neighborhood Commercial), C-2 (General Commercial), and C-3 (Central Business). Industrial districts provide for light and heavy manufacturing uses, and the city has planned unit development provisions for flexible site design.
ADU Regulations
Montana state law (SB 528 and HB 211) requires Great Falls to allow accessory dwelling units. The city cannot require owner occupancy or additional off-street parking for ADUs. Local standards govern the size, height, and placement of accessory units, which must comply with setback and design requirements established in the zoning code.
Development Process
The development process in Great Falls involves an initial consultation with Planning staff, followed by formal permit application. Building permits are processed through the Building Division, with plan review and inspections for all construction projects. Rezoning and conditional use requests are reviewed by the Zoning Commission and approved by the City Commission.
Regulatory Layers That Apply in Great Falls
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 — Cascade 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
- 7,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 5,000 sq ft
- Max Height
- 45 ft
- Front Setback
- 20 ft
- Side Setback
- 10 ft
- Rear Setback
- 20 ft
- Min Lot
- None
- Max Height
- 50 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Great Falls
- Max Size
- 900 sq ft
- Max Height
- 24 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
- 3-5 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Great Falls are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Great Falls permit fees →