Overview
Code type
euclidean
Naming convention
letter-code
Standard Euclidean code. Districts use letter+number codes (R-1 through R-4, C-1 through C-4, LO/R, I-1, I-2). Overlay zones addressed in Chapters 12 and 20. Code is Title 9 — Land Use and Development; Title 10 is Municipal Fiber-Optic System (unrelated). Template-bleed in prior record had 'Title 11' and wrong district list.
Worth knowing
- Zoning code is Title 9 — Land Use and Development, NOT Title 10 (Municipal Fiber-Optic) or Title 11. Prior v1 record had wrong title; all district codes and dimensional standards were template-bleed fabrications.
- Prior v1 record district list (R-1/R-2/R-3/MHP/C-1/C-2/DT/OP/I-1/I-2) was entirely wrong. Correct districts: R-1, R-2, R-3, R-4, LO/R, C-1, C-2 (Central Business), C-3, C-4, I-1, I-2.
- §9-7-7 bulk/coverage standards table is the single inaccessible node: amlegal portal is Cloudflare-gated and this specific section (amlegal ID 4393) has no Wayback Machine snapshots. Min lot sizes confirmed from §9-7-3; all other dimensional standards are partial pending direct portal access.
+ 6 more in Quirks & notes
Districts
res_sf 3com 3ind 2res_mf 1off 1cbd 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-1 | Single-Family Residential — Low Density | res_sf | 17,000 sf[1] | — | — | — | — | 2[2] | — / — / — |
| R-2 | Single-Family Residential — Medium Density | res_sf | 9,000 sf[3] | — | — | — | — | 2[4] | — / — / — |
| R-3 | Single-Family Residential — High Density | res_sf | 6,500 sf[5] | — | — | — | — | 2[6] | — / — / — |
| R-4 | Multi-Family Residential | res_mf | 5,000 sf[7] | — | — | — | — | 2[8] | — / — / — |
| LO/R | Limited Office / Residential | off | 7,000 sf[9] | — | — | — | — | — | — / — / — |
| C-1 | Neighborhood Commercial | com | — | — | — | — | — | — | — / — / — |
| C-2 | Central Business District | cbd | — | — | — | — | — | —[10] | — / — / — |
| C-3 | General Commercial | com | — | — | — | — | — | — | — / — / — |
| C-4 | Highway / Service Commercial | com | — | — | — | — | — | — | — / — / — |
| I-1 | Light Industrial | ind | — | — | — | — | — | — | — / — / — |
| I-2 | Heavy Industrial | ind | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
DPO
Downtown Parking Overlay
DTApplies within the approximately 42-acre downtown parking overlay district boundary as established in §9-12-2; boundaries defined on the official overlay map on file with the City Clerk. Ord. 1655 (12-27-2016), amended by Ord. 1702 and Ord. 1707 (2020).
| off_street_parking_required | False |
|---|---|
| overlay_area_acres_approx | 42 |
| adopting_ordinance | Ord. 1655, 12-27-2016 |
| amending_ordinances | Ord. 1702 (2020); Ord. 1707 (2020) |
RIP
Railway Industrial Park Overlay Zone
SPECApplies within the Railway Industrial Park area as defined in Chapter 20 (§§9-20-1 through 9-20-15). Geographic boundary defined by the overlay zone map.
| sections | §§9-20-1 through §9-20-15 |
|---|---|
| chapter | Chapter 20 |
FP
Floodplain / Special Flood Hazard Area
FPApplies to all areas within FEMA-designated Special Flood Hazard Areas (SFHA) — Floodway, Zone AE, Zone AO, and Zone X (shaded) — as shown on the FIRM panel(s) for Elmore County/Mountain Home. See city Flood Zone Map (DocumentCenter Doc ID 356).
| zones | Floodway; AE; AO; X-shaded |
|---|---|
| base_flood_elevation_required | True |
| floodway_development_prohibited_unless_no_rise_certified | True |
| freeboard_ft |
AH
Municipal Airport Hazard Zone
AHApplies within the FAA Part 77 imaginary surface areas of Mountain Home Municipal Airport (public airport within city limits). Chapter 13.A governs height and use restrictions in airport influence zones.
| airport_name | Mountain Home Municipal Airport |
|---|---|
| airport_type | public |
| faa_part_77_surfaces | True |
| height_restriction_ft |
HP
Historic Preservation Overlay
HP| status | not_found |
|---|---|
| search_performed | Searched amlegal TOC via Wayback (section 0-0-0-3267); searched Google for 'Mountain Home Idaho historic preservation overlay zoning'; reviewed city DocumentCenter packets; no historic preservation overlay found in Title 9 |
State preemptions
LLUPA I.C. §§67-6501 et seq.applies
Qualifying condition
Always-applicable framework law. Mountain Home has adopted a comprehensive plan and P&Z commission consistent with LLUPA requirements.
Source
Idaho Code Title 67 Chapter 65; Mountain Home comprehensive plan on record
Effect
Zoning authority is exclusively derived from LLUPA; ordinances exceeding LLUPA are ultra vires. Requires P&Z commission + governing body hearing process for rezonings.
Qualifying condition
Always-applicable. Mountain Home may not prohibit STRs in residential zones where similar residential uses are allowed.
Source
Idaho Code §67-6539
Effect
STRs cannot be banned outright in residential zones. HB 583 (eff. 2026-07-01) classifies STRs as nontransient residential use and tightens restrictions on add-on requirements.
Qualifying condition
Always-applicable. HUD-code manufactured homes cannot be excluded from any zone allowing single-family detached housing. HB 800 (eff. 2026-07-01) extends to manufactured duplexes in multifamily zones.
Source
Idaho Code §67-6509A
Effect
Manufactured homes must be treated equal to site-built homes in SF zones. Age restrictions and stick-built-only language are preempted.
Qualifying condition
Population threshold: Mountain Home pop. 14,867 (2020 Census) ≥ 10,000 threshold. Law applies effective 2026-07-01.
Source
2020 Decennial Census — Census Bureau place record FIPS 1655060
Effect
One ADU per lot permitted by right in all SF-zoned land. Mandatory parking minimums for ADUs prohibited absent documented infrastructure constraints. Discretionary review of ADUs waived.
Qualifying condition
Population threshold: Mountain Home pop. 14,867 (2020 Census) ≥ 10,000 threshold. Law applies effective 2026-07-01.
Source
2020 Decennial Census — Census Bureau place record FIPS 1655060
Effect
Minimum lot size capped at 1,500 sf for qualifying starter-home subdivisions. Up to 12 du/ac required on starter-home developments ≥4 acres. Cities retain denial authority only on documented infrastructure capacity.
Qualifying condition
Population threshold: Mountain Home pop. 14,867 (2020 Census) ≥ 10,000 threshold. Applies to parcels with existing residential structures. Law applies effective 2026-07-01.
Source
2020 Decennial Census — Census Bureau place record FIPS 1655060
Effect
City must provide administrative path for splitting parcels containing existing residential structures. Bypasses full subdivision-platting procedure; underlying zoning compliance still required.
Qualifying condition
Always-applicable statewide regardless of city size. Effective 2026-07-01.
Source
Idaho Code (HB 585, 2026 session)
Effect
6-business-day inspection timeline cap. Applicant may invoke third-party inspector if city misses deadline.
Idaho Development Impact Fee Act I.C. §67-8201 et seq.applies
Qualifying condition
Mountain Home has an adopted impact fee schedule. Impact fees must be levied under §67-8201 et seq. with capital-improvement plan and rational-nexus/rough-proportionality.
Source
Mountain Home City Code (impact fee provisions); Idaho Code Title 67 Chapter 82
Effect
Impact fees must comply with statutory nexus, CIP, and eligible-category requirements. HB 231 (2025) broadened eligible categories.
Idaho Dillon's Rule — Inclusionary Zoning Ultra Vires (Mountain Central v. McCall, 2021)applies
Qualifying condition
Always-applicable. Mandatory inclusionary-zoning ordinances are ultra vires in Idaho under Art. XII §2 + LLUPA framework.
Source
Idaho Const. Art. XII §2; Mountain Central Board of REALTORS v. City of McCall (Idaho Sup. Ct., 2021)
Effect
Mountain Home may not enact mandatory inclusionary-zoning set-asides. Voluntary incentive structures (density bonuses) remain permitted.
Non-applicable laws (1)
Idaho HB 706 (Single-Stair Building Option, City Opt-In)does_not_apply
Qualifying condition
Permissive opt-in law — no evidence Mountain Home has adopted the single-stair building option as of research date 2026-05-27.
Source
City ordinance review — no adopting ordinance found in amlegal archive through Ord. 1808
Effect
N/A — city has not opted in.
Adopted building codes
Statewide; extensive NEC amendments
Click a code label to open its state-by-state adoption atlas.
Amendment history
| Date | Kind | Citation |
|---|---|---|
| 2026-05-27 | retrieved at | amlegal portal — codelibrary.amlegal.com/codes/mountainhomeid/latest |
| 2025-09-23 | last amended | Ord. 1808, passed 9-23-2025 |
Quirks & notes
- Zoning code is Title 9 — Land Use and Development, NOT Title 10 (Municipal Fiber-Optic) or Title 11. Prior v1 record had wrong title; all district codes and dimensional standards were template-bleed fabrications.
- Prior v1 record district list (R-1/R-2/R-3/MHP/C-1/C-2/DT/OP/I-1/I-2) was entirely wrong. Correct districts: R-1, R-2, R-3, R-4, LO/R, C-1, C-2 (Central Business), C-3, C-4, I-1, I-2.
- §9-7-7 bulk/coverage standards table is the single inaccessible node: amlegal portal is Cloudflare-gated and this specific section (amlegal ID 4393) has no Wayback Machine snapshots. Min lot sizes confirmed from §9-7-3; all other dimensional standards are partial pending direct portal access.
- Downtown Parking Overlay (§9-12-2, Ord. 1655/2016, amended 2020) eliminates all off-street parking requirements within the ~42-acre downtown boundary. Unusually strong parking waiver for a city of this size.
- Mountain Home AFB (12 miles SW) generates AICUZ federal overlay. City has its own Municipal Airport within city limits (Chapter 13.A airport hazard regulations). Both are distinct instruments — MHAFB is federal/DoD, Municipal Airport is city/FAA Part 77.
- Chapter 18 PUD (Planned Unit Development) regulations exist (Sterling Codifiers 2017 version, DocumentCenter Doc 249). PUD overlay provides flexibility on dimensional standards by planned-development agreement.
- 2018 Downtown Master Plan (DocumentCenter Doc 348) sets long-term vision for C-2 zone; plan references desire for mixed-use and increased density downtown but does not by itself rezone or change dimensional standards.
- Idaho SB 1354/SB 1352/HB 707 (2026 housing reform package) apply as Mountain Home population (14,867) exceeds 10,000 threshold. Effective 2026-07-01 — these laws will materially change minimum lot sizes and ADU rights.
- Rezone application checklist (DocumentCenter Doc 337) confirms the full district list and is the authoritative cross-reference for district code confirmation.
Formulas
Definitions
- height
- Grade to highest point of structure.
- lot_coverage
- Building footprint / lot area.
- far
- Gross floor area / lot area.
- du_ac
- Dwelling units per gross acre.
- setback_front
- Front property line to nearest building face.
- setback_side
- Side property line to nearest building face.
- setback_rear
- Rear property line to nearest building face.
- parking
- Spaces per dwelling unit unless noted.
Capacity calculations
- max_footprint_sf
lot_area_sf * lot_coverage- max_gfa_sf
lot_area_sf * far- buildable_width_ft
lot_width_ft - setback_side_ft * 2- buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft- max_stories_approx
max_height_ft / 10
Massing explorer
Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.
Sort by
Max height
— ft
——
Floor area ratio
—
——
Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
Copy zoning profile
Loading…
| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Citations
- [1] §9-7-3
- [2] i
- [3] §9-7-3
- [4] i
- [5] §9-7-3
- [6] i
- [7] §9-7-3
- [8] i
- [9] §9-7-3
- [10] i
Research status
Publication gates
| primary url present | passed | code_source points to amlegal canonical URL https://codelibrary.amlegal.com/codes/mountainhomeid/latest/mountainhome_id/0-0-0-3267 — primary source, not an aggregator. |
|---|---|---|
| no aggregator cited | passed | No Zoneomics, Steadily, SitePlanGuide, or other aggregator domains cited anywhere in this record. |
| confidence tags full form | passed | All confirmed fields carry §-citations (e.g. c§9-7-3, c§9-12-2). Partial and inferred fields use 'p' and 'i' codes with paired retrieval_failure_reason or note fields as required. No bare 'c' without citation in confirmed fields. |
| overlays have parameters trigger confidence | passed | All overlays have: name, code, type, trigger (or documented null with reason for HP not_found), params, confidence. DPO and FP are confirmed; RIP and AH are partial with documented reasons; HP is documented as not_found with search_performed. |
| preempt section city specific | passed | Idaho is a preemption-active state (LLUPA + 2026 housing reform package). All 10 Idaho preemption laws have city-specific qualifying_condition_checked entries with population values (14,867 per 2020 Census, FIPS 1655060) and source references. Population threshold laws (SB 1354, SB 1352, HB 707) have numeric inputs and census vintage stated. |
Data quality
22%completeness8 confirmed62 partial4 inferred1 not found
Documented gaps
- §9-7-7 (bulk/coverage standards table) — critical blocker. Contains height, setbacks, lot coverage, FAR for all 11 districts. Not in Wayback Machine; amlegal portal Cloudflare-gated. All dimensional standards except min_lot_sf are partial.
- Chapter 13.A Airport Hazard Zone — specific parameters (height caps, use restrictions by zone) inaccessible. PDF at city website redirects to CMS homepage.
- Railway Industrial Park Overlay (§9-20) — chapter-level presence confirmed but specific overlay parameters (setbacks, use lists, height exceptions) not accessible from Wayback archive.
- Parking minimums by use type — standard commercial/residential parking table not retrieved.
- PUD Chapter 18 — triggers, procedures, and base-zone relationship partially captured from 2017 Sterling Codifiers version; current amlegal version inaccessible.
Other cities in this state
Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.