Zoning › Alabama › Jefferson County › Birmingham

Birmingham, AL Zoning

Euclidean-zoning. 21 districts · 5 overlays · 2 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
lot-size-encoded

The 2025 Birmingham ordinance is a complete rewrite replacing the legacy E-1/R-1..R-8/B-1..B-6/M-1..M-4 system with the modernized D-1..D-5 dwelling + MU-L/M/H/D mixed-use + C-1/C-2 commercial + I-1..I-4 industrial + AG/UN/HID/PRD/MXD/HZD specialty schema. Single-family lot-size-encoded (D-1=15,000sf, D-2=10,000sf, D-3=5,000sf). Mixed-use districts use build-to-zone (min-max setback ranges) — a hybrid form-based feature. Highland Park form-based overlay is the only true form-based segment.

Worth knowing
  • Birmingham completed a citywide rezoning to the new D-1..D-5 / MU-L/M/H/D system codified in the Feb 2025 ordinance — the prior v1 profile recorded a phased transition with dual coexisting old (E-1, R-1..R-8, B-1..B-6, M-1..M-4) and new district systems. As of the Feb 2025 codification the legacy districts are retired.
  • The Urban Neighborhood (UN) district codifies missing-middle housing (small-lot SF, duplexes, triplexes, quadplexes, townhouses, multiplexes, cottages) within 1/2 mile of transit — a locally-initiated response to housing demand. No state mandate (Alabama is strict Dillon's Rule). Permitted uses are voluntary policy, not §11-52-75.1 preempt.
  • Affordable-housing density bonus (Table 1.03.104) is voluntary: 10% affordable units gives bonus on D-5 (min lot 750 vs 1,500 sf/unit; ht 65 vs 45 ft), MU-M (350 vs 500; 70 vs 65 ft), MU-H (200 vs 250; 150 vs 125 ft), C-2 (350 vs 1,250; 100 vs 75 ft). This is local policy — not Alabama mandate.

+ 6 more in Quirks & notes

Districts

mu 5ind 4res_sf 3spec 3res_mf 2com 2ag 1cbd 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
AGAgricultural Districtag43,560 sf[4]35 ft[5]—[6]—1[7]—40[1] / 15[2] / 40[3]
D-1Single-Family Dwelling District (15,000 sf)res_sf15,000 sf[11]35 ft[12]——2.9[13]—40[8] / 8[9] / 40[10]
D-2Single-Family Dwelling District (10,000 sf)res_sf10,000 sf[17]35 ft[18]——4.3[19]—30[14] / 7[15] / 30[16]
D-3Single-Family Dwelling District (5,000 sf)res_sf5,000 sf[23]35 ft[24]——8.7[25]—20[20] / 5[21] / 15[22]
D-4Medium Density Residential Districtres_mf750 sf[29]35 ft[30]——58[31]—15[26] / 5[27] / 15[28]
D-5Multiple Dwelling Districtres_mf500 sf[35]60 ft[36]——87[37]—15[32] / 5[33] / 25[34]
UNUrban Neighborhood Districtmu750 sf[41]35 ft[42]————6[38] / 5[39] / 0[40]
MU-LMixed-Use Low Districtmu750 sf[46]45 ft[47]————6[43] / 5[44] / 0[45]
MU-MMixed-Use Medium Districtmu500 sf[51]65 ft[52]————6[48] / 0[49] / 0[50]
MU-HMixed-Use High Districtmu250 sf[56]125 ft[57]————0[53] / 0[54] / 0[55]
MU-DMixed-Use Downtown Districtcbd0 sf[61]-1 ft[62]————0[58] / 0[59] / 0[60]
C-1Neighborhood Commercial Districtcom5,000 sf[66]35 ft[67]————0[63] / 0[64] / 0[65]
C-2General Commercial Districtcom5,000 sf[71]75 ft[72]————0[68] / 0[69] / 0[70]
I-1Light Manufacturing Districtind—[76]100 ft[77]————0[73] / 0[74] / 0[75]
I-2Heavy Industrial Districtind—[81]-1 ft[82]————0[78] / 0[79] / 0[80]
I-3Planned Manufacturing Districtind—100 ft[86]————30[83] / 25[84] / 15[85]
I-4Landfill, Mining and Timbering Districtind—[87]-1 ft[88]————— / — / —
HIDHealth and Institutional Districtspec—[92]120 ft[93]————25[89] / 10[90] / 20[91]
PRDPlanned Recreational Districtspec871,200 sf[97]100 ft[98]————50[94] / 25[95] / 50[96]
MXDPlanned Mixed Use Districtmu—[99]—————— / — / —
HZDHolding Zone Districtspec—[100]—[101]————— / — / —

Confidence: confirmed partial under review not found

Overlays

FP
Floodplain Zone Overlay
FP
Chapter 8 Article II

Property within FEMA Special Flood Hazard Area (SFHA) on adopted Birmingham FIRMs. NFIP participation.

basisNFIP — National Flood Insurance Program standards
permit_requiredFloodplain Development Permit prior to building permit.
elevation_freeboardPer Chapter 8 Article II — see specific elevation/floodproofing rules.
HWY280
US Highway 280 Overlay District
COR
Chapter 8 Article III

Properties fronting US Highway 280 corridor within Birmingham city limits (extending into Shelby County for unincorporated portions).

focusAddress commercial strip-development patterns along US 280.
controlsAccess management, building setbacks, landscaping, signage standards. Specific dimensional supplementary standards per Chapter 8 Article III.
HPFBO
Highland Park Neighborhood Form-Based Overlay District
CON
Chapter 8 Article IV

Highland Park neighborhood near Five Points South — designated boundaries within central Birmingham.

focusInfill development compatibility with historic early-20th-century character.
typeform-based
controlsBuilding form, placement, massing standards governing infill — setbacks, building heights, facade requirements, pedestrian-oriented design.
HFO
Healthy Food Overlay District
SPEC
Chapter 8 Article V

Areas designated by Comprehensive Plan as food-access priority neighborhoods.

focusIncentivize grocery and fresh-food retail in underserved areas.
incentivesMay include parking reductions, density bonuses, or expedited review for qualifying food retail uses.
AHC
Birmingham-Shuttlesworth Airport Height Control Zones
AP
Chapter 3 §7.D

Property within approach, primary, transitional, horizontal, or conical surfaces of Birmingham-Shuttlesworth International Airport (BHM). FAA Part 77 surfaces apply.

approach_zone_extent50,000 ft length for Runway 6-24 approach zones; 10,000 ft for Runway 18-36.
horizontal_zone_height150 ft above airport elevation or 800 ft AMSL.
conical_zone_slope20:1 horizontal:vertical outward from horizontal surface.
faa_review_thresholdsFAA review required if (a) structure >150 ft AGL, or (b) exceeds 100:1 horizontal-to-vertical imaginary surface from nearest runway within 20,000 ft.
permitApplicant must submit FAA Form via oeaaa.faa.gov and provide written determination with building-permit application.

State preemptions

AL-11-52-75.1 (group home zoning)applies
Qualifying condition
Birmingham's 2025 ordinance establishes multi-family districts (D-4 medium-density, D-5 multiple-dwelling, plus MU-L/M/H/D and UN urban neighborhood). Per Ala. Code §11-52-75.1, group homes of <=10 unrelated persons with intellectual disabilities or mental illness must be permitted in these MF-permitting districts statewide, subject to 1,000-ft lot-line spacing.
Source
Ala. Code §11-52-75.1; corroborated by zoning/us/alabama/preemptions.md
Effect
Birmingham cannot exclude qualifying group homes from D-4, D-5, UN, MU-L/M/H/D, or MXD districts.
AL-HB281-2025 (Act 2025-331 — BZA appeal procedure)applies
Qualifying condition
Procedural preemption: every Birmingham Board of Adjustment appeal filed after June 1, 2025 follows the new 30-day window, de novo review, and no automatic stay procedure. Substantive zoning standards unchanged.
Source
Ala. Code §11-52-81 as amended by HB 281 (2025RS), Act 2025-331
Effect
Sets uniform BZA appeal mechanics; does not affect substantive zoning standards.
Non-applicable laws (5)
AL-STR (short-term-rental local control)does_not_apply
Qualifying condition
No statewide STR preemption enacted as of 2026RS adjournment (April 9, 2026). Birmingham has adopted its own STR ordinance regulating permitted zones and licensing under retained Chapter 52 authority.
Source
zoning/us/alabama/preemptions.md; LegiScan AL 2026RS index
AL-MH (manufactured-housing zoning)does_not_apply
Qualifying condition
No state preemption of municipal MH zoning. Birmingham's 2025 Table 1.03.101 expressly permits manufactured homes alongside single-family in all dwelling districts (D-1 through D-5) — a local policy choice, not a state mandate.
Source
Ala. Code §40-12-255; zoning/us/alabama/preemptions.md; Birmingham 2025 ordinance Table 1.03.101 title
AL-ADU (accessory dwelling units)does_not_apply
Qualifying condition
No statewide ADU mandate. Birmingham permits ADUs in dwelling districts via local ordinance (Chapter 3 §6.A.32 — ADUs may cover more than 30% of required rear yard if <=800 sf or smaller than primary dwelling). Birmingham's permissive ADU policy is voluntary.
Source
zoning/us/alabama/preemptions.md (April 2026); Birmingham 2025 ordinance §6.A.32
AL-DENSITY / AL-IZ / AL-DESIGN-REVIEWdoes_not_apply
Qualifying condition
No statewide density mandate, no inclusionary-zoning preemption (positive or negative), no statewide design-review preemption. Birmingham's voluntary affordable-housing density bonus (Table 1.03.104, D-5/MU-M/MU-H/C-2) is a local policy choice, not a state mandate.
Source
zoning/us/alabama/preemptions.md (April 2026)
AL-ACAMP (Alabama Coastal Area Management Program)does_not_apply
Qualifying condition
Birmingham is in Jefferson County (north-central Alabama). ACAMP applies only in Mobile and Baldwin counties.
Source
zoning/us/alabama/preemptions.md (ACAMP section)

Adopted building codes

Statewide

IBC
2021
IRC
2021
NEC
2020
IFC
2021
IECC (Residential)
2015
IECC (Commercial)
2015

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-18retrieved at
2025-02-01supplement effectiveTitle page: Current Zoning Ordinance 2025
2024-10-15last amendedMost recent listed amendment Ord 24-81

Quirks & notes

  • Birmingham completed a citywide rezoning to the new D-1..D-5 / MU-L/M/H/D system codified in the Feb 2025 ordinance — the prior v1 profile recorded a phased transition with dual coexisting old (E-1, R-1..R-8, B-1..B-6, M-1..M-4) and new district systems. As of the Feb 2025 codification the legacy districts are retired.
  • The Urban Neighborhood (UN) district codifies missing-middle housing (small-lot SF, duplexes, triplexes, quadplexes, townhouses, multiplexes, cottages) within 1/2 mile of transit — a locally-initiated response to housing demand. No state mandate (Alabama is strict Dillon's Rule). Permitted uses are voluntary policy, not §11-52-75.1 preempt.
  • Affordable-housing density bonus (Table 1.03.104) is voluntary: 10% affordable units gives bonus on D-5 (min lot 750 vs 1,500 sf/unit; ht 65 vs 45 ft), MU-M (350 vs 500; 70 vs 65 ft), MU-H (200 vs 250; 150 vs 125 ft), C-2 (350 vs 1,250; 100 vs 75 ft). This is local policy — not Alabama mandate.
  • ADUs permitted in dwelling districts via Chapter 3 §6.A.32: <=800 sf or smaller than primary dwelling, may cover >30% of required rear yard, subject to Design Standards. Locally permissive — no state mandate.
  • Manufactured homes permitted in D-1 through D-5 alongside site-built single-family per Table 1.03.101 title. Birmingham is permissive — other AL cities restrict MH to designated districts.
  • BHM Airport Height Control Zones (Ch 3 §7.D) extend across substantial north and east Birmingham — height caps independent of the MU-D 'no height limit' provision. FAA Form 7460-1 review required for tall structures.
  • Highland Park Form-Based Overlay (Ch 8 Art IV) is the only true form-based segment of Birmingham's code — applies to roughly the area between Five Points South and Highland Park proper.
  • Healthy Food Overlay (Ch 8 Art V) is one of the few US municipal zoning incentives for grocery / fresh-food retail in food-desert neighborhoods — distinctive Birmingham public-health policy.
  • Communal Living Facility spacing requirement (1,000-ft minimum between facilities) is consistent with §11-52-75.1 spacing rule (state preempt) — Birmingham applies the floor.

Formulas

Definitions

height
Vertical distance from grade level at front facade to highest point of coping (flat roof), deck line (mansard), or average of eaves-to-highest-ridge (gable/hip/gambrel) per Chapter 3 §7.B.
lot_coverage
far
du_ac
Density expressed as minimum lot area per dwelling unit (per Tables 1.03.101 and 1.03.102). Computable max du/ac = 43,560 / minimum_lot_sf_per_unit.
setback_front
Street setback from street ROW per Chapter 3 §2. In Mixed-Use districts the front setback uses a min-max build-to-zone (e.g., MU-L 6-18 ft) per Chapter 3 §3.
setback_side
Side setback per Tables 1.03.101/102/103 — frequently 0 ft except adjacent to dwelling district (where 5 ft minimum applies).
setback_rear
Rear setback per Tables — frequently 0 ft except adjacent to dwelling district (where 20 ft applies).
parking
Off-street parking per Chapter 5; minimum requirements vary by use category.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage (where defined)
max_units_lot_area
lot_area_sf / minimum_lot_area_per_unit
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
affordable_density_bonus_height
If 10% units affordable: D-5 max ht 65 ft (vs 45), MU-M 70 (vs 65), MU-H 150 (vs 125), C-2 100 (vs 75); D-5 min lot area 750 sf/unit (vs 1,500), MU-M 350 (vs 500), MU-H 200 (vs 250), C-2 350 (vs 1,250) [c§Table 1.03.104]

Massing explorer

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
  1. [1] §Table 1.03.101
  2. [2] §Table 1.03.101
  3. [3] §Table 1.03.101
  4. [4] §Table 1.03.101
  5. [5] §Table 1.03.101
  6. [6] n
  7. [7] §Table 1.03.101
  8. [8] §Table 1.03.101
  9. [9] §Table 1.03.101
  10. [10] §Table 1.03.101
  11. [11] §Table 1.03.101
  12. [12] §Table 1.03.101
  13. [13] i§Table 1.03.101
  14. [14] §Table 1.03.101
  15. [15] §Table 1.03.101
  16. [16] §Table 1.03.101
  17. [17] §Table 1.03.101
  18. [18] §Table 1.03.101
  19. [19] i§Table 1.03.101
  20. [20] §Table 1.03.101
  21. [21] §Table 1.03.101
  22. [22] §Table 1.03.101
  23. [23] §Table 1.03.101
  24. [24] §Table 1.03.101
  25. [25] i§Table 1.03.101
  26. [26] §Table 1.03.102
  27. [27] §Table 1.03.102
  28. [28] §Table 1.03.102
  29. [29] §Table 1.03.102
  30. [30] §Table 1.03.102
  31. [31] i§Table 1.03.102
  32. [32] §Table 1.03.102
  33. [33] §Table 1.03.102
  34. [34] §Table 1.03.102
  35. [35] §Table 1.03.102
  36. [36] §Table 1.03.102
  37. [37] i§Table 1.03.102
  38. [38] §Table 1.03.103
  39. [39] §Table 1.03.103
  40. [40] §Table 1.03.103
  41. [41] §Table 1.03.103
  42. [42] §Table 1.03.103
  43. [43] §Table 1.03.103
  44. [44] §Table 1.03.103
  45. [45] §Table 1.03.103
  46. [46] §Table 1.03.103
  47. [47] §Table 1.03.103
  48. [48] §Table 1.03.103
  49. [49] §Table 1.03.103
  50. [50] §Table 1.03.103
  51. [51] §Table 1.03.103
  52. [52] §Table 1.03.103
  53. [53] §Table 1.03.103
  54. [54] §Table 1.03.103
  55. [55] §Table 1.03.103
  56. [56] §Table 1.03.103
  57. [57] §Table 1.03.103
  58. [58] §Table 1.03.103
  59. [59] §Table 1.03.103
  60. [60] §Table 1.03.103
  61. [61] §Table 1.03.103
  62. [62] §Table 1.03.103
  63. [63] §Table 1.03.103
  64. [64] §Table 1.03.103
  65. [65] §Table 1.03.103
  66. [66] §Table 1.03.103
  67. [67] §Table 1.03.103
  68. [68] §Table 1.03.103
  69. [69] §Table 1.03.103
  70. [70] §Table 1.03.103
  71. [71] §Table 1.03.103
  72. [72] §Table 1.03.103
  73. [73] §Table 1.03.103
  74. [74] §Table 1.03.103
  75. [75] §Table 1.03.103
  76. [76] n
  77. [77] §Table 1.03.103
  78. [78] §Table 1.03.103
  79. [79] §Table 1.03.103
  80. [80] §Table 1.03.103
  81. [81] n
  82. [82] §Table 1.03.103
  83. [83] §Table 1.03.103
  84. [84] §Table 1.03.103
  85. [85] §Table 1.03.103
  86. [86] §Table 1.03.103
  87. [87] §Chapter 4
  88. [88] §Table 1.03.103
  89. [89] §Table 1.03.103
  90. [90] §Table 1.03.103
  91. [91] §Table 1.03.103
  92. [92] n
  93. [93] §Table 1.03.103
  94. [94] §Table 1.03.103
  95. [95] §Table 1.03.103
  96. [96] §Table 1.03.103
  97. [97] §Table 1.03.103
  98. [98] §Table 1.03.103
  99. [99] §Chapter 4 Article V Section 7
  100. [100] n
  101. [101] n

Research status

Publication gates

primary url presentpassedDirect city-S3 PDF; resolves 200.
no aggregator citedpassedOnly city-S3, birminghamal.gov, gisweb, and the state preemption MD cited. No municode/elaws/zoneomics.
confidence tags full formpassedAll confirmed KPI values carry §Table 1.03.101/102/103/104 or §Chapter §Article references. Partial fields carry search_performed.
overlays have parameters trigger confidencepassed
preempt section city specificpassedAL preemptions evaluated with Birmingham-specific qualifying conditions. §11-52-75.1 maps to D-4, D-5, UN, MU-L/M/H/D, MXD. ACAMP non-applicable (Jefferson County).

Data quality

74%completeness88 confirmed4 partial5 inferred1 not found
Documented gaps
  • Lot-coverage maxima not in Tables 1.03.101/102/103 — Birmingham uses density (sf/unit) and FAR-style indirect coverage; explicit coverage % not captured.
  • I-4 (Landfill/Mining/Timbering) standards reference Chapter 4 — not extracted in this pass.
  • MXD (Planned Mixed Use) standards reference Chapter 4 Article V Section 7 — not extracted in this pass.

Other cities in this state

Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.

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