The Official Zoning Ordinance guides orderly growth by regulating the size, height and use of buildings; where they are located on individual lots; and how they relate to streets and other buildings in the general area.
The Ordinance consists of two parts:
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Zoning text establishes zoning districts and sets forth regulations governing their uses and developments.
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Zoning maps show the locations and boundaries of the zoning districts.
Types of Zoning Districts within the City of Jackson
The City is divided into several zoning districts: Residential (R), Commercial (C), Industrial (I) , Mixed Use (MU), Planned Unit Developments (PUD), Special Use Districts (SUD), and Overlay Districts (OLD). These basic districts are further divided into a variety of lower, medium, and higher density districts. Any of these districts may be overlaid by special purpose zoning districts, which address urban and architectural design issues specifically tailored to the unique characteristics of certain neighborhoods. There are also additional standards imposed for properties within a local Historic District.
Each zoning district regulates:
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Permitted uses
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The placement and height of the building, which are regulated by required front, side and rear setbacks and specific height regulations
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The maximum amount of the lot that can be covered by a building (percentage of lot coverage)
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For residential uses, the number and type of dwelling units permitted and amount of open space required between buildings
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The amount of parking required, and
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Other features applicable to quality site design
What uses are permitted in zoning districts?
The uses permitted on a property are determined by the zoning district. Each district has a list of uses permitted and this information can be found in the Official Zoning Ordinance. If you need to review only one chapter, use the links provided below:
Review the Zoning Ordinance by Sections
What is a Special Exception, Variance, or Use Permit?
Special Exceptions, Variances and Use Permits all require the same action as a rezoning. Please refer to the Zoning Action Application for additional information needed.
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Special Exceptions are permitted on some properties whereby residential structures may be used for professional offices. Exterior alterations to the structure are prohibited, off-street parking can not be in the front yard, and landscaping screening is required.
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Variances from required setbacks, height of buildings and minimum lot requirements are sometimes granted by the City Council. Use variances are illegal in Mississippi. Special circumstances that are not self-imposed must be presented for the City Council to consider a variance. In some instances a quick method may be used to obtain a rear yard variance for one-story additions to residential homes.
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Use Permits are uses permitted under certain conditions where it can be proven that the use will not negatively impact neighborhoods and that infrastructure is available.
How can I find out how my property is zoned?
To verify the zoning of property and uses permitted, contact the Land Development Division front desk (601-960-2037). The Official Zoning Map is available online in PDF format.
How do I get official verification of zoning of my property?
Upon request, the Zoning Administrator will issue an official letter citing the zoning classification of your property. If you need unofficial verification, please review the maps online or call the number below to speak with a zoning official. The Zoning Verification Application may be e-mailed, faxed or mailed along with a $20.00 fee.
ZONING ACTION PROCESS
How do I petition to rezone my property or obtain a Use Permit, Variance or a Special Exception?
Applications may be filed with the Land Development Division on or before the monthly deadline to request a rezoning. The following items are required as a part of the application package: legal description of property, plot plan or survey and location map of property, proof of notification of property owners within 160 feet and neighborhood organizations within 1000 feet and a Statement of Intent with written evidence that a rezoning is justified.
What is the entire process for rezoning?
Applications and fees must be turned in on or before the deadline by persons seeking rezoning, variance(s), use permits, or special exceptions. Before submitting applications, the applicant must notify property owners within 160 feet of the subject property and registered neighborhood organizations within 1000 feet by certified mail of the date and time of the hearing. After applications are submitted, a legal ad is prepared by city staff, and applicants are called to pick up the ad, deliver it to the newspaper and pay for the cost of publishing the ad twice prior to the Planning Board public hearing. At least one publication date must be a minimum of 15 days prior to the Planning Board meeting.
The monthly Planning Board meeting is held on the fourth Wednesday of every month at 1:30 p.m. in the Andrew Jackson Room of the Hood Building, located at 200 S. President St, and petitioners are allowed to explain why they are seeking this action. Persons for or against the action may also address the Board at this time. The Board votes to recommend denial or approval and sends this recommendation to the City Council. An appeal to the Planning Board decision may be filed by the aggrieved party within 15 days after the Planning Board hearing.
As the official legislative body of the City, the City Council conducts a special zoning hearing every third Monday of the month at 2:00 p.m. to vote on zoning related items. If the City Council votes to approve the matter, the change is effective thirty days after publication of the final Ordinance. At this time, the official zoning map is changed to reflect the approved action of the City Council.
What legal tests must I meet to have a valid case for rezoning my property?
The Zoning Ordinance states that rezoning of a property shall not be granted unless the applicant can prove by clear and convincing evidence either (1) there was a mistake in the original zoning or (2) the character of the surrounding area has changed to such an extent that rezoning is justified and there is a public need for additional property to be rezoned to the district. This evidence should be included in the Statement of Intent.
How do I register opposition to a rezoning in my neighborhood?
Petitions or letters of protest may be mailed to the Land Development office prior to the hearing or may be entered into evidence as a part of the hearing. During the public hearing before the Planning Board, persons opposed to the rezoning may speak to the Planning Board. This time is limited to a total of fifteen minutes. Planning Board members should not be contacted. Ex parte communication with Planning Board members prevents them from voting on cases.
Reporting Zoning Violations
The Code Services Division is the enforcement agency for Zoning. Violations may be reported by calling 601-960-1054 or 601-960-1426. Inspectors assigned to specific areas of the City will follow up on your complaint.
Recent Comprehensive Rezoning Areas
Implementation of the City's Comprehensive Plan has begun with the creation of several neighborhood and community mixed use districts, the rezoning of areas in the downtown area to C-4 Central Business District, and the creation of an urban overlay district for the Commerce Street District. Staff will continue with this process and will concentrate on inappropriately zoned areas and areas identified by the Future Land Use Map as Future Mixed Use Districts. Several maps are linked to items below to show recent comprehensive rezoning projects.
Commerce Street Overlay District
Fortification Street Rezoning Project
C-4 Down Mixed Use Zoning District Map
For More Information Contact:
Land Development Division
200 S. President St., Room 204
Jackson, MS
601-960-2037 or jwarnsley@city.jackson.ms.us
EXTERNAL LINKS TO:
American Planning Association
MAPA
