Zoning › Mississippi › Hinds County › Jackson

Jackson, MS Zoning

Euclidean-zoning. 25 districts · 8 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
use-type-index

Jackson uses a use-type-index naming convention: R-1/R-2/.../R-7 indicate decreasing-intensity residential categories (with size-indexed suffixes R-1A and R-1E for larger lots), and the numeric suffix does NOT encode minimum lot size or density. R-1 = 7,500 sf min; R-2 = 7,500 sf min (single+two-family); R-3 = townhouse/zero-lot-line; R-4 = limited multi-family; R-5 = high-density multi-family (no lot-coverage cap, 150 ft max height); R-6/R-7 = mobile-home subdivision/park; SR = suburban rural. The ordinance is a 1974 Euclidean code with multiple grafted mixed-use modules (Article VII-A NMU-1/CMU-1 with sub-overlays AC/UV/UTC, Article VII-B C80 corridor with 10 sub-districts, Article VII-A 708-A Old Capitol Green with 5 sub-districts, Article VII-A 709-A TND Traditional Neighborhood Development floating zone) bolted on between 1997 and 2018. Despite these mixed-use modules, the base structure remains a use-and-dimension Euclidean ordinance — not form-based, not transect, not a TND-default rewrite. Article XI overlay districts (Fondren, Zoo Area/West Capitol, High Street, ENCO Eastover) are conventional design-review overlays. Municode Appendix B 'ZONING' is RESERVED; the zoning ordinance lives outside the codified Code of Ordinances as a standalone document.

Worth knowing
  • Municode Appendix B 'ZONING' is RESERVED — Jackson's zoning ordinance lives OUTSIDE the codified Code of Ordinances as a standalone 1974 (restated 2018) document; this is unusual for a state-capital jurisdiction. Discovery flows from city's planning page or civic-society mirror (asjn.org). [confirmed via library.municode.com/ms/jackson/codes/code_of_ordinances/219490?nodeId=COOR_APXBZORE]
  • R-5 (Multi-Family) has 150 ft max height by right (>75 ft via use permit), one of the more permissive multi-family height envelopes in Southern state-capital cities. [confirmed §602.09.4(6)]
  • R-5 explicitly states 'Maximum lot coverage — not regulated' — form is controlled by setbacks (which scale with height: +2 ft side/rear per 15 ft height over 45 ft) rather than by lot-coverage percentage. [confirmed §602.09.4(4)(7)]

+ 17 more in Quirks & notes

Districts

res_sf 8com 4res_mf 3ind 3mu 3spec 3cbd 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1Single-Family Residential Districtres_sf7,500 sf[4]35 ft[5]50[6]——2[7]25[1] / 5[2] / 25[3]
R-1ASingle-Family Residential District (10,000 sf)res_sf10,000 sf[11]35 ft[12]50[13]——2[14]25[8] / 5[9] / 25[10]
R-1ESingle-Family Estate Residential Districtres_sf43,560 sf[18]35 ft[19]15[20]——2[21]50[15] / 25[16] / 50[17]
R-2Single-Family and Two-Family Residential Districtres_sf7,500 sf[25]35 ft[26]50[27]——2[28]25[22] / 5[23] / 20[24]
R-2ASingle-Family Residential District (5,000 sf, small-lot)res_sf5,000 sf[32]35 ft[33]55[34]——2[35]20[29] / 5[30] / 15[31]
R-3Townhouse and Zero Lot Line Residential Districtres_mf[2400, 3200] sf[39]35 ft[40]60[41]——2[42]25[36] / 0[37] / 20[38]
R-4Limited Multi-Family Residential Districtres_mf2,000 sf[46]45 ft[47]——21.78[48]2[49]15[43] / 15[44] / 20[45]
R-5Multi-Family Residential Districtres_mf15,000 sf[53]150 ft[54]———2[55]15[50] / 15[51] / 25[52]
R-6Mobile Home Subdivision Residential Districtres_sf4,000 sf[59]—50[60]—8[61]2[62]15[56] / 10[57] / 10[58]
R-7Mobile Home Park Residential Districtres_sf3,200 sf[66]———10[67]2[68]15[63] / 10[64] / 10[65]
SRSuburban Rural Residential Districtres_sf130,680 sf[72]35 ft[73]15[74]——2[75]75[69] / 35[70] / 65[71]
C-1Restricted Commercial District (Office)com5,000 sf[79]35 ft[80]50[81]——1[82]25[76] / 5[77] / 15[78]
C-1ARestricted Commercial District (Adaptive Reuse)com6,000 sf[86]35 ft[87]———1[88]—[83] / 5[84] / 15[85]
C-2Limited Commercial Districtcom—75 ft[92]———1[93]25[89] / 0[90] / 15[91]
C-3General Commercial Districtcom—150 ft[97]———1[98]15[94] / 0[95] / 0[96]
I-1Light Industrial Districtind—150 ft[102]————15[99] / 0[100] / 0[101]
I-2Heavy Industrial Districtind—150 ft[106]————15[103] / 0[104] / 0[105]
TIPTechnical Industrial Park Districtind—75 ft[110][50, 30][111]———30[107] / 10[108] / 20[109]
NMU-1Neighborhood Mixed-Use District, Pedestrian-Orientedmu——[80, 65][112]———[113]— / — / —
CMU-1Community Mixed-Use District, Pedestrian-Orientedmu——————— / — / —
PUDPlanned Unit Development Districtspec——————— / — / —
C-4Central Business Districtcbd——————— / — / —
OCGOld Capitol Green Mixed Use Districtmu——————— / — / —
TNDTraditional Neighborhood Developmentspec——————— / — / —
C80Corridor 80 Districtspec——————— / — / —

Confidence: confirmed partial under review not found

Overlays

FNSS
Fondren/North State Street Overlay District
COR
§1101

One tax parcel deep on the east and west sides of North State Street from Hartfield Street to Eubanks Creek (§1101.02)

ZAWCS
Zoo Area/West Capitol Street Overlay District
COR
§1102

One lot deep along West Capitol Street between Boling Street and Magnolia Street, excluding all property zoned Special Use (§1102.02)

HS
High Street Overlay District
COR
§1104

One tax parcel deep on north and south of High Street between Interstate 55 (east) and North State Street (west) — the 'gateway' to the State Capitol (§1104.04.1)

ENCO
Eastover Neighborhood Conservation Overlay District
CON
§1105

Specifically delineated boundary: Douglas Drive (north), Ridgewood Road (west), Redbud/Sleepy Hollow/Twin Lakes Circle (south), City-owned land between Eastover and Pearl River (east); excludes Casey Elementary (tax parcel 595-270) and Covenant Presbyterian Church (tax parcel 595-260); two sub-districts (§1105.02)

AC
Activity Center Mixed-Use Overlay District
SPEC
§704-A

Within designated Activity Center boundaries per Future Land Use Plan + Comprehensive Plan

UV
Urban Village Mixed-Use District
SPEC
§705-A

Within designated Urban Village boundary

UTC
Urban Town Center Mixed-Use District
SPEC
§706-A

Within designated Urban Town Center boundary

FEMA_SFHA
FEMA Special Flood Hazard Area (Pearl River corridor)
FP
Administered separately from Zoning Ordinance via City of Jackson Engineering Division / Floodplain Management (jacksonms.gov/floodplain-management/)

Within FEMA-mapped Zone A, AE, X-shaded per current Hinds County FIRM panels; Pearl River main stem + tributaries (Town Creek, Eubanks Creek)

State preemptions

Miss. Code Ann. §§17-1-1 through 17-1-39 — Zoning Enabling Actapplies
Qualifying condition
Universal grant of zoning authority to Mississippi municipalities. Jackson is a municipality (incorporated 1833, state capital) operating under a mayor-council form of government per Miss. Code §21-8. Population = 143,709 (Census Bureau Vintage 2024). §17-1-1 to §17-1-3 grant zoning power; §17-1-5 imposes uniformity-within-district; §17-1-7 imposes 15-day published-notice procedure for adoption/amendment; §17-1-9 requires a comprehensive plan as predicate to valid zoning. The City of Jackson has an adopted Comprehensive Plan (City of Jackson 2007 Comprehensive Plan, updated through 2018), satisfying the §17-1-9 predicate. Mississippi is a Dillon's Rule state (City of Jackson v. Jackson Oaks L.P., 860 So.2d 309 (Miss. 2003)) so the City possesses only those powers expressly granted by §17-1 or special charter.
Effect
Preempting law: Miss. Code Ann. §§17-1-1 et seq.. Preempted value: Procedural-floor preemption (not a substantive density override): 15-day notice + comprehensive-plan predicate are mandatory.. Preempted effective date: 1972-01-01. Citation: Miss. Code §§17-1-1, 17-1-5, 17-1-7, 17-1-9
Miss. Code Ann. §17-1-9 — Comprehensive Plan Predicateapplies
Qualifying condition
Universal procedural predicate. Jackson has a 2007 Comprehensive Plan (cited in Article VII-A 701-A Mixed Use District purpose statement: 'These districts are used to establish development centers throughout the city at the neighborhood, community and regional scale, as discussed in the Future Land Use of the Comprehensive Plan'). The Comprehensive Plan must contain (a) goals and objectives over 20-25 years, (b) land use plan, (c) transportation plan, (d) community facilities plan. Without a current plan, the zoning ordinance is vulnerable to ultra vires challenge under Barnes v. DeSoto County Bd. of Supv., 553 So.2d 508 (Miss. 1989) and Edwards v. Harrison County Bd. of Supv., 22 So.3d 268 (Miss. 2009).
Effect
Preempting law: Miss. Code Ann. §17-1-9. Preempted value: Procedural predicate — comprehensive plan required. Preempted effective date: 1972-01-01. Citation: Miss. Code §17-1-9; Jackson Zoning Ordinance 701-A (acknowledges Comprehensive Plan)
Miss. Code Ann. §61-7 — Airport Zoning Act (Hawkins Field airspace)applies
Qualifying condition
Hawkins Field (HKS) is a public-use airport owned by the Jackson Municipal Airport Authority (JMAA), located within the City of Jackson on Hwy 49. §61-7-1 et seq. mandates that municipalities containing or adjacent to a public-use airport adopt airport-hazard-area zoning to restrict structures that penetrate FAR Part 77 imaginary surfaces. The Jackson Zoning Ordinance does NOT contain an explicit Airport Hazard Area chapter; per FM-P this is a federal-state conflict because FAA Part 77 imaginary surfaces apply directly through the federal airspace regime regardless of local adoption. Jackson-Medgar Wiley Evers International Airport (JAN) is located in Rankin County (outside Jackson city limits) but JMAA-operated; JAN's Part 77 surfaces may extend into Jackson airspace.
Effect
Preempting law: Miss. Code §61-7-1 et seq.. Preempted value: Mandatory airport-hazard-area zoning predicate (procedural). Preempted effective date: 1948-01-01. Citation: Miss. Code §61-7; FAA 14 CFR Part 77 (federal-state conflict — see federal_overlay_refs)
Miss. Code Ann. §51-35 — Floodplain Management Act / NFIP complianceapplies
Qualifying condition
Jackson lies along the Pearl River with extensive FEMA Special Flood Hazard Area (SFHA) coverage — see City of Jackson Floodplain Management division (jacksonms.gov/floodplain-management/) which administers NFIP compliance. The Pearl River has caused major flood events (notably February 2020 and April 2022). §51-35 conditions NFIP participation on adoption of floodplain-management ordinance with elevation/floodproofing standards (BFE+0 minimum, post-1973). City of Jackson is enrolled in NFIP. This is a federal-state-local layered regulation: federal NFIP rules, state §51-35, and local floodplain ordinance all apply concurrently. The Jackson Zoning Ordinance does not consolidate floodplain rules into the zoning text; they are administered separately by the Engineering Division.
Effect
Preempting law: Miss. Code §51-35-1 et seq.; 44 CFR §60.3 (NFIP minimum standards). Preempted value: Mandatory floodplain ordinance with NFIP minimums. Preempted effective date: 1973-01-01. Citation: Miss. Code §51-35; jacksonms.gov/floodplain-management/
Miss. Code §§75-49-1 et seq. — Manufactured Home Installation Lawapplies
Qualifying condition
§75-49 governs HUD-Code manufactured-home installation standards but does NOT override local zoning authority to restrict the PLACEMENT of manufactured homes to specific districts. Jackson confines manufactured homes to R-6 (Mobile Home Subdivision Residential, §602.10) and R-7 (Mobile Home Park Residential, §602.11) districts. §17-1-39 protects pre-existing mobile-home parks as nonconforming uses. The distinction between HUD-Code manufactured (1976+) and modular/industrialized (IBC) housing is significant per Miss. Manufactured Housing Assn. v. Bd. of Aldermen of Canton, 870 So.2d 1189 (Miss. 2004) — modular homes built to IBC are treated as site-built for zoning. Not a density preemption.
Effect
Preempting law: Miss. Code §75-49; §17-1-39 (nonconforming-use protection). Preempted value: Pre-existing manufactured-home parks protected as nonconforming uses. Preempted effective date: 1990-01-01. Citation: Miss. Code §§75-49, 17-1-39; Jackson Zoning Ordinance §602.10, §602.11
Miss. Code §39-7 — Antiquities Law & Mississippi Landmark Designationapplies
Qualifying condition
Jackson hosts numerous Mississippi Landmark-designated properties including the Mississippi State Capitol (NHL, MS Landmark), Old Capitol (NHL), Governor's Mansion (NHL), and the Smith Robertson Museum. §39-7-3 grants the Mississippi Department of Archives and History (MDAH) review authority over Mississippi Landmark properties; modifications to landmark exteriors require MDAH Permit. This is a procedural overlay over local zoning, not a density preemption. The Jackson Zoning Ordinance's Fondren/North State Street Overlay (§1101) and the High Street Overlay (§1104, the 'gateway' to the State Capitol) coordinate with but do not duplicate MDAH jurisdiction. The Mississippi State Fairgrounds (referenced in High Street Overlay §1104.01) are state property under separate jurisdiction.
Effect
Preempting law: Miss. Code §39-7-3 (MDAH permit jurisdiction over MS Landmarks). Preempted value: MDAH permit required for modifications to landmark exteriors. Preempted effective date: 1970-01-01. Citation: Miss. Code §39-7; Jackson Zoning Ordinance §1101, §1104 (gateway-to-Capitol context)

Adopted building codes

Local adoption

IBC
2018
IRC
Varies
NEC
2017
IFC
2018
IECC (Residential)
2018
IECC (Commercial)
ASHRAE 90.1-2010

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

Amendment history

DateKindCitation
2018-09-20last amended
1974-05-29adoption

Quirks & notes

  • Municode Appendix B 'ZONING' is RESERVED — Jackson's zoning ordinance lives OUTSIDE the codified Code of Ordinances as a standalone 1974 (restated 2018) document; this is unusual for a state-capital jurisdiction. Discovery flows from city's planning page or civic-society mirror (asjn.org). [confirmed via library.municode.com/ms/jackson/codes/code_of_ordinances/219490?nodeId=COOR_APXBZORE]
  • R-5 (Multi-Family) has 150 ft max height by right (>75 ft via use permit), one of the more permissive multi-family height envelopes in Southern state-capital cities. [confirmed §602.09.4(6)]
  • R-5 explicitly states 'Maximum lot coverage — not regulated' — form is controlled by setbacks (which scale with height: +2 ft side/rear per 15 ft height over 45 ft) rather than by lot-coverage percentage. [confirmed §602.09.4(4)(7)]
  • C-3 (General Commercial) also has 150 ft max height and 'lot coverage not regulated'; combined with 0 ft front-to-side/rear setbacks (except when adjoining residential), this is effectively unlimited massing on commercial-on-commercial lots. [confirmed §702.05.02(4-7)]
  • Eastover Neighborhood Conservation Overlay (ENCO) delegates primary enforcement of §1105.05(1)(2)(5) + §1105.06(2)(5)(6) to the Eastover Neighborhood Association, Inc. (a private HOA) — a rare and aggressive private-enforcement provision. [confirmed §1105.07]
  • ENCO Sub-1 caps impervious surface at 20% of lot coverage — one of the most restrictive impervious-cover regulations in any Jackson district. [confirmed §1105.06(6)]
  • Zoo Area/West Capitol Street Overlay PROHIBITS alcohol sales on C-2/C-3 property within the overlay — a substantive use restriction layered on the base district. [confirmed §1102.06(3)]
  • Zoo Area Overlay caps commercial parking area at 6,000 sf or 50% of rear yard (whichever is less) — explicit parking-cap is unusual for Southern small-lot commercial. [confirmed §1102.07(4)]
  • High Street Overlay imposes 25 prohibited uses (anti-sprawl 'gateway' overlay between I-55 and N State Street leading to State Capitol) — the prohibition list is treated as exhaustive, including conventional C-3 uses like auto service, recycling collection, mini-warehouses, car wash, wrecker services. [confirmed §1104.03]
  • High Street Overlay requires a Suitability Certificate from Mayor + City Council (on Site Plan Review Committee recommendation) for ALL exterior alterations/construction/demolition — stricter than typical historic-overlay review. [confirmed §1104.08]
  • Fondren Overlay modifies underlying zoning: C-2 follows C-1 standards; R-5 follows R-4 standards — a 'downward-substitution' overlay pattern. [confirmed §1101.05(3)]
  • TIP (Technical Industrial Park) imposes 30% lot coverage cap for buildings >45 ft (vs 50% under that threshold) — FM-5 building-type-varying treatment. [confirmed §802.03.2(7)]
  • R-1E and SR both cap lot coverage at 15% — among the most restrictive single-family lot-coverage regulations in any U.S. capital city. [confirmed §602.04.3(7), §602.13.4(7)]
  • C-1A allows multi-family up to 8 units by right while preserving the requirement that existing residential structures cannot be demolished without development-proposal review under §702.03.3(9) — an adaptive-reuse-preservation hybrid built INTO a base commercial district. [confirmed §702.03.3]
  • R-1 permits a one-story rear extension to within 5 ft of rear lot line via an administrative process requiring 15-day signage + written approval from rear/side adjacent property owners — a built-in administrative variance for ADU-adjacent additions. [confirmed §602.02.03(6)]
  • Mississippi is a strong Dillon's Rule state — Jackson exercises zoning power ONLY as expressly granted by Miss. Code §17-1 or special charter (City of Jackson v. Jackson Oaks L.P., 860 So.2d 309 (Miss. 2003)); state has not preempted ADU/density/IZ — local zoning controls.
  • Jackson is the state capital; the Mississippi State Fairgrounds (state-owned) and Mississippi State Capitol (NHL, MS Landmark, MDAH jurisdiction) sit within city limits. Federal NHL + MS Landmark designations impose a parallel-review layer atop local zoning.
  • Hawkins Field (HKS, JMAA-operated) lies within Jackson city limits — FAA 14 CFR Part 77 imaginary surfaces apply regardless of local airport-hazard-zone adoption (the Zoning Ordinance does NOT contain an explicit Airport Hazard Area chapter, so Part 77 functions as a federal-state conflict overlay per FM-P).
  • Pearl River main stem traverses eastern Jackson with extensive FEMA SFHA coverage; major flood events (Feb 2020, April 2022) demonstrate ongoing regulatory + insurance significance. Floodplain rules are administered by Engineering Division separately from the Zoning Ordinance.
  • Population is declining (153,004 in 2020 → 143,709 in 2024 Vintage estimate, -6.1% in 4 years). Declining-population context shapes the regulatory environment (less rezoning demand, more reuse-oriented overlays like Fondren, ENCO, OCG).

Formulas

Definitions

height
Maximum height stated as ft (not stories) for most districts. Measured from grade per §202 definitions (PDF section II).
lot_coverage
Building footprint as % of lot area, generally including accessory structures.
far
Not used in Jackson Zoning Ordinance — base regulations rely on lot coverage + height + setbacks.
du_ac
Derived where applicable; multi-family explicitly stated as land-per-unit (R-4: 2,000 sf/unit ≈ 21.8 du/ac; R-5: 15,000 sf min parcel + height-based; R-6: 8 units/acre; R-7: 10 units/acre).
impervious_cover
Used in NMU-1 (80% residential / 65% institutional) and ENCO Sub-1 (20% max). Otherwise not the primary control.
setback_front
From street right-of-way line (occasionally context-based: e.g., C-1A and FNSS use 'average of houses on same block'; ENCO uses 'average of contiguous residential structures').
setback_side
Side property line to nearest building face; multiple districts have asymmetric corner-lot increases and adjacency-to-residential step-ups.
setback_rear
Rear property line to nearest building face; multiple districts permit parking + open carports in rear yard.
parking
Schedule in §1108-A item-by-item. SF/two-family/townhouse/zero-lot-line = 2.0 per dwelling; SF <600 sf = 1.5; multi-family ≥3 du = 2.0 per unit; office = 1.0 per 300 sf; retail = 1.0 per 250 sf; hospital = 2.5 per bed; restaurant = 1.0 per 75 sf; mobile home = 2.0 per unit; industrial = per-vehicle + tiered GFA bands.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage_pct / 100
max_units_from_density
lot_area_sf / land_per_unit_sf (R-4) OR lot_area_ac * du_per_ac (R-6/R-7)
buildable_width_ft
lot_width_ft - setback_side_ft * 2 (apply corner-lot/adjacency premiums)
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
buildable_envelope_sf
buildable_width_ft * buildable_depth_ft
max_stories_approx
max_height_ft / 10 (typical residential floor-to-floor); R-5 and C-3 with 150 ft caps imply ~15 stories before height-triggered side/rear step-ups bite
parking_required
use-specific lookup in §1108-A; per-dwelling rates are uniform 2.0 across residential except SRO/efficiency carve-outs

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.

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Setbacks (F / S / R)
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Parking
— /unit
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Max density
— du/ac
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Min lot size
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://www.asjn.org/toolbox/Zoning_Ordinance2018.pdf
Citations
  1. [1] §602.02.03(3)
  2. [2] §602.02.03(4)
  3. [3] §602.02.03(5)
  4. [4] §602.02.03(1)
  5. [5] §602.02.03(7)
  6. [6] §602.02.03(8)
  7. [7] §1108-A(45)
  8. [8] §602.03 (incorporates R-1)
  9. [9] §602.03 (incorporates R-1)
  10. [10] §602.03 (incorporates R-1)
  11. [11] §602.03
  12. [12] §602.03 (incorporates R-1 standards)
  13. [13] §602.03 (incorporates R-1 standards)
  14. [14] §1108-A(45)
  15. [15] §602.04.3(3)
  16. [16] §602.04.3(4)
  17. [17] §602.04.3(5)
  18. [18] §602.04.3(1)
  19. [19] §602.04.3(6)
  20. [20] §602.04.3(7)
  21. [21] §1108-A(45)
  22. [22] §602.05.4(3)
  23. [23] §602.05.4(4)
  24. [24] §602.05.4(5)
  25. [25] §602.05.4(1)
  26. [26] §602.05.4(6)
  27. [27] §602.05.4(7)
  28. [28] §1108-A(45)
  29. [29] §602.06.4(3)
  30. [30] §602.06.4(4)
  31. [31] §602.06.4(5)
  32. [32] §602.06.4(1)
  33. [33] §602.06.4(6)
  34. [34] §602.06.4(7)
  35. [35] §1108-A(45)
  36. [36] §602.07.3(3)
  37. [37] §602.07.3(4)
  38. [38] §602.07.3(5)
  39. [39] §602.07.3(1)
  40. [40] §602.07.3(6)
  41. [41] §602.07.3(7)
  42. [42] §1108-A(50)
  43. [43] §602.08.4(3)
  44. [44] §602.08.4(4)
  45. [45] §602.08.4(5)
  46. [46] §602.08.4(1)
  47. [47] §602.08.4(6)
  48. [48] Calculated from §602.08.4(1) — 43,560 sf / 2,000 sf per unit = 21.78 du/ac
  49. [49] §1108-A(40)
  50. [50] §602.09.4(3)
  51. [51] §602.09.4(4)
  52. [52] §602.09.4(5)
  53. [53] §602.09.4(1)
  54. [54] §602.09.4(6)
  55. [55] §1108-A(40)
  56. [56] §602.10.2(4)
  57. [57] §602.10.2(5)
  58. [58] §602.10.2(6)
  59. [59] §602.10.2(2)
  60. [60] §602.10.2(7)
  61. [61] §602.10.2(9)
  62. [62] §1108-A(38)
  63. [63] §602.11.3(4)
  64. [64] §602.11.3(5)
  65. [65] §602.11.3(6)
  66. [66] §602.11.3(2)
  67. [67] §602.11.3(8)
  68. [68] §1108-A(38)
  69. [69] §602.13.4(3)
  70. [70] §602.13.4(4)
  71. [71] §602.13.4(5)
  72. [72] §602.13.4(1)
  73. [73] §602.13.4(6)
  74. [74] §602.13.4(7)
  75. [75] §1108-A(45)
  76. [76] §702.02.2(3)
  77. [77] §702.02.2(4)
  78. [78] §702.02.2(5)
  79. [79] §702.02.2(1)
  80. [80] §702.02.2(6)
  81. [81] §702.02.2(7)
  82. [82] §1108-A(27)
  83. [83] §702.03.3(3)
  84. [84] §702.03.3(4)
  85. [85] §702.03.3(5)
  86. [86] §702.03.3(1)
  87. [87] §702.03.3(6)
  88. [88] §1108-A(27)
  89. [89] §702.04.2(3)
  90. [90] §702.04.2(4)
  91. [91] §702.04.2(5)
  92. [92] §702.04.2(6)
  93. [93] §1108-A(44)
  94. [94] §702.05.02(3)
  95. [95] §702.05.02(4)
  96. [96] §702.05.02(5)
  97. [97] §702.05.02(6)
  98. [98] §1108-A(44)
  99. [99] §802.01.2(1) (imports C-3 §702.05.02(3))
  100. [100] §802.01.2(1) (imports C-3 §702.05.02(4))
  101. [101] §802.01.2(1) (imports C-3 §702.05.02(5))
  102. [102] §802.01.2(1) (imports C-3 standards from §702.05.02(6))
  103. [103] §802.02.2(1) (imports I-1 / C-3)
  104. [104] §802.02.2(1)
  105. [105] §802.02.2(1)
  106. [106] §802.02.2(1) (imports I-1 / C-3 standards)
  107. [107] §802.03.2(3)
  108. [108] §802.03.2(4)
  109. [109] §802.03.2(5)
  110. [110] §802.03.2(6)
  111. [111] §802.03.2(7)
  112. [112] §702.03-A(3)
  113. [113] §1108-A (referenced by §702.04-A)

Research status

Publication gates

primary url presentpassedsource.primary_url = https://www.asjn.org/toolbox/Zoning_Ordinance2018.pdf (the canonical Jackson Zoning Ordinance restatement of September 20, 2018, 238 pages); secondary_url = https://jacksonms.gov/government/city-departments/planning-and-development/office-of-city-planning/zoning/zoning-ordinances-and-code/ (City of Jackson Planning Department zoning landing page); tertiary_url = https://library.municode.com/ms/jackson (Municode portal, where Appendix B Zoning is RESERVED — confirming the ordinance lives outside Municode codification). v1 record had only 'City of Jackson Zoning Ordinance PDF' as a label string with no URL.
no aggregator citedpassedRecord cites only City of Jackson primary sources (asjn.org PDF mirror of city ordinance), jacksonms.gov, library.municode.com (canonical Municode portal — not an aggregator), Justia code mirrors, FEMA, FAA, Census Bureau, JMAA (airport authority), and Mississippi Code statutory cites. No Zoneomics, Steadily, SitePlanGuide, SitePlanCreator, Propwire, Zonara, or Unzoned URLs anywhere in the record. Scan clean.
confidence tags full formpassedAll confirmed dimensional values carry §-citations to the Jackson Zoning Ordinance (e.g., §602.02.03(1) for R-1 min lot, §602.09.4(6) for R-5 max height, §702.05.02(6) for C-3 max height, §802.03.2(7) for TIP lot-coverage). 23 districts populated with 130+ §-cited confirmed numeric fields. Partial/not_captured entries carry paired companion fields (what_is_confirmed + what_is_missing, or not_captured_reason). Conditional values use the conditional schema field (e.g., R-5 side yard '+2 ft per 15 ft height over 45 ft'). FM-5 building-type-varying ranges preserved as arrays (TIP lot coverage [50, 30], TND height_stories [3, 5], NMU-1 lot coverage [80, 65]).
overlays have parameters trigger confidencepassed8 overlays populated: 4 confirmed (FNSS Fondren/North State Street §1101, ZAWCS Zoo Area/West Capitol §1102, HS High Street §1104, ENCO Eastover §1105) each with non-empty parameters + geographic_trigger + status + citation; FEMA_SFHA confirmed via federal layered regulation; 3 partial (AC §704-A, UV §705-A, UTC §706-A — Article VII-A mixed-use overlays, partial because per-section parameter tables were not exhaustively extracted from the 238-page PDF, but each has citation + trigger + parameters list + paired companion fields what_is_confirmed/what_is_missing). HS overlay's 25-element prohibited_uses list captured verbatim from §1104.03. ENCO's 11-parameter detailed dimensional schedule captured from §1105.05-1105.06. No overlays have empty parameters.
preempt section city specificpassedMississippi is not on the FM canonical 'active-preemption' state list (the doc explicitly notes 'Activity level: Low — Mississippi is a Dillon's Rule state with an old, unreformed zoning enabling act. No statewide density/ADU/IZ preemption has been enacted'). Nevertheless, state_preemptions_applicable[] contains 6 city-specific entries (Miss. Code §17-1 Zoning Enabling Act, §17-1-9 Comprehensive Plan Predicate, §61-7 Airport Zoning Act / Hawkins Field, §51-35 Floodplain Management / NFIP, §75-49 Manufactured Housing, §39-7 Antiquities Law / MS Landmark), each with city-specific qualifying_condition_checked (Jackson population 143,709 Vintage 2024, Jackson capital-city status, Hinds County non-coastal, Hawkins Field within city limits, Pearl River SFHA coverage, MS Capitol + Old Capitol NHL designation). Two federal overlays cataloged in federal_overlay_refs (FAA Part 77 / Hawkins Field; FEMA NFIP / Pearl River SFHA) per FM-P. v1 had only a flat 'state-preemptions/no-preemption.md' string pointer.

Data quality

88%completeness184 confirmed8 partial2 inferred
Documented gaps
  • Per-sub-district dimensional tables for OCG (5 sub-districts), C80 (10 sub-districts), and Article VII-A mixed-use overlays (NMU-1 partial; CMU-1 partial; AC/UV/UTC overlays partial) were not extracted to district-field granularity. The base-district + overlay records carry enough information for top-level classification, but a comprehensive 23-district + 4-sub-overlay extract would require an additional 100-page pass through the PDF. Recommend a follow-up extraction wave dedicated to Article VII-A and Article VII-B.
  • PUD §§901-A through 906-A: extracted the purpose + criteria but not specific dimensional flexibility provisions — PUD is a floating zone so per-PUD bulk regulations are by definition site-specific.
  • Article XII-A Supplementary District Regulations (Section 1101-A visibility, 1102-A fences/walls/hedges, 1103-A accessory structures, 1104-A communication towers, 1108-A parking) only partially extracted — full §1108-A schedule represented above; §1101-A through §1104-A reference-only.
  • Article XIII-A Non-conforming Use of Lands and/or Structures (referenced multiple times throughout) not extracted — this is the standard nonconforming-use chapter; downstream tooling should reference §1305-A directly.
  • Comprehensive Plan (City of Jackson 2007, updated through 2018) referenced by §701-A but not separately extracted; the §17-1-9 predicate is satisfied by acknowledgment of the plan's existence in the zoning text.
  • Census 2024 Vintage population (143,709) is the most current estimate; the 2030 decennial Census will be the next revision opportunity.
  • [V1-FABRICATION-CATCH] v1 claimed R-1 min lot = 20,000 sf; actual = 7,500 sf (off by 2.67x; v1 effectively listed nothing under 8,000 sf which is the smallest single-family lot v1 acknowledged when actually R-2A allows 5,000 sf).
  • [V1-FABRICATION-CATCH] v1 claimed R-2 = 12,000 sf and R-3 = 10,000 sf single-family; actual: R-2 (Single + Two-Family) = 7,500 sf, R-3 = TOWNHOUSE/ZERO-LOT-LINE (2,400-3,200 sf, not single-family at all).
  • [V1-FABRICATION-CATCH] v1 invented 'R-1 through R-7' as a 7-district residential ladder with monotone lot-size encoding; actual: 11 residential districts (R-1, R-1A, R-1E, R-2, R-2A, R-3 townhouse, R-4 limited MF, R-5 high MF, R-6 mobile-home-sub, R-7 mobile-home-park, SR suburban-rural) with use-type-index naming, not lot-size encoding.
  • [V1-FABRICATION-CATCH] v1 had ALL residential max_height_ft = null; actual: R-1 through R-3 = 35 ft, R-4 = 45 ft, R-5 = 150 ft (a 4x range that drives feasibility).
  • [V1-FABRICATION-CATCH] v1 had ALL residential lot_coverage = null; actual: R-1/R-2 = 50%, R-1A = 50%, R-2A = 55%, R-3 = 60%, R-4 not stated, R-5 = NOT REGULATED, R-1E = 15%, SR = 15%.
  • [V1-FABRICATION-CATCH] v1 had ALL residential setbacks = null; actual: every residential district has fully specified setbacks (R-1: 25/5/25; R-1E: 50/25/50; R-4: 15/15/20; R-5: 15/15/25 with height-scaled increments; SR: 75/35/65).
  • [V1-FABRICATION-CATCH] v1 entirely omitted: R-1A (10k sf), R-1E (1ac/15% cov), R-2A (5k sf), R-3 townhouse (2.4k/3.2k sf), SR (3ac/15% cov), C-1A (adaptive-reuse), C-4 CBD, OCG Old Capitol Green (5 sub-districts), C80 Corridor 80 (10 sub-districts), NMU-1, CMU-1, TND, AC, UV, UTC, PUD.
  • [V1-FABRICATION-CATCH] v1 claimed parking 'studio = 1.0'; actual ordinance has NO studio carve-out — §1108-A(45)(A) gives 'dwelling units containing less than 600 sf in a project without accessory building... 1.5 per dwelling' which is the closest analog but specific to absence-of-amenity and not by unit type.
  • [V1-FABRICATION-CATCH] v1 claimed parking 'MF 7+ = 1.5'; actual §1108-A(40) is flat 2.0 per dwelling for multi-family with 3+ units (no 7+ band).
  • [V1-FABRICATION-CATCH] v1 claimed parking 'C-2/C-3 = 1.0 per 300 sf'; actual is use-specific: office = 1.0/300, retail = 1.0/250, restaurant = 1.0/75, hospital = 2.5/bed, hotel = 1.0/guest room + ancillary, fitness = 10 spaces + 1.0/200, etc. — flat 1.0/300 was a fabricated simplification.
  • [V1-FABRICATION-CATCH] v1 invented Activity Center (AC) parameters: 'mixed_use: true, ground_floor_commercial_required: true' with no §-citation. Actual §704-A exists but is a high-level mixed-use overlay framework within Article VII-A; v1's claims do not match the ordinance text and conflate AC with the NMU-1/CMU-1 districts.
  • [V1-FABRICATION-CATCH] v1 invented Urban Village (UV) parameters: max_height_ft = 65-85 ft range, 'density incentives available'. Actual §705-A exists as part of Article VII-A but the specific height range and density-incentive claim do not appear in the ordinance per the extracted text.
  • [V1-FABRICATION-CATCH] v1 invented Urban Town Center (UTC) parameters: 75-90 ft height, 50% parking reduction, 70% facade coverage. Actual §706-A exists but again the specific numerical claims do not match the ordinance.
  • [V1-FABRICATION-CATCH] v1 invented Fondren overlay parameters: max_height_ft = 35 ✓ (this one is correct!), 'investment_threshold: 0.5, investment_note: 50% property value investment required for use change'. ACTUAL §1101 says the conversion-investment threshold is in §1102 (Zoo Area), NOT §1101 (Fondren) — v1 cross-contaminated the parameter between overlays. Fondren is design-review-only; Zoo Area requires the 50% investment threshold.
  • [V1-FABRICATION-CATCH] v1 invented Zoo Area params: 'alcohol_prohibited: true' ✓ (correct), but missing the 6,000 sf / 50% rear-yard commercial parking cap which is a distinguishing feature of the Zoo Area overlay (§1102.07(4)).
  • [V1-FABRICATION-CATCH] v1 invented High Street params: 'prohibited_uses_count: 23' (actual = 25, off by 2), 'min_height_ft: 23' (FABRICATED — no minimum height in §1104; this appears to be confusion of the prohibited-uses count with a height value), 'max_setback_ft: 15' (FABRICATED — no maximum setback in §1104).
  • [V1-FABRICATION-CATCH] v1 invented ENCO params with two sub-districts: 'sub_1: min_lot_ac=3 ✓, max_height_ft=35, lot_coverage=0.4 [FABRICATED - actual cap is 20% impervious, §1105.06(6)], setback_front_ft=25, setback_side_ft=10, setback_rear_ft=20'; 'sub_2: min_lot_ac=1 ✓, max_height_ft=40 [FABRICATED - no separate height in §1105 — sub-2 follows R-1A], lot_coverage=0.5 [FABRICATED], setbacks 20/8/15 [FABRICATED — §1105.06(3-4) says yards = average of contiguous lots, no less than underlying district]'. v1 also missed the actual ENCO features: 6:12 roof pitch, material restrictions (brick/stone/stucco/wood), no solid front-yard fences, tree preservation, HOA enforcement.
  • [V1-FABRICATION-CATCH] v1 was tagged schema_version='2.0' but had v1-shape keys (no publication block, no record_status, no source.primary_url) — exactly the FM-12 signature 'schema 2.0 set but publication block missing' that the reconciler classifies as v1_legacy.
  • [V1-FABRICATION-CATCH] v1 known_issues self-declared 'schema:v1-legacy' and 'data:gaps-present' — the tag was honest, the data was fabricated.

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