What does C-4 zoning mean in Jackson, MS?

C-4 is Jackson's Central Business District, covering downtown, and it allows the widest mix of commercial, office, and higher-intensity uses of any commercial district in the city.

How do I find the zoning for an address in Jackson, MS?

Jackson's Office of City Planning maintains an interactive ArcGIS zoning map that returns the base district and any applicable overlay district, such as the Fondren/North State Street or Farish Street Area districts, for a given address.

What is Jackson's Corridor 80 (C80) district?

Corridor 80 is a special district system applied along a specific Jackson corridor that layers its own residential, commercial, and industrial sub-districts (such as C80-R1 and C80-C2) on top of the standard citywide zoning categories.

Jackson, Mississippi · city zoning districts · 17 districts

Jackson, MS zoning map & districts

Mississippi's state capital and largest city regulates land use under a zoning ordinance originally adopted in 1974 and amended repeatedly since, most recently through December 2024, administered by the Office of City Planning within the Department of Planning and Development. The base map runs from a full ladder of single-family and multi-family Residential districts (R-1 through R-7 plus a Suburban Rural district) through Commercial districts C-1 through C-4, with C-4 serving as the Central Business District downtown.

The code City of Jackson Zoning Ordinance

Jackson zoning map

The City of Jackson's Office of City Planning, within the Department of Planning and Development, publishes the zoning ordinance and maintains an interactive ArcGIS-based zoning map for parcel-level lookups.

There is no link to the official map here yet — confirm current district boundaries directly with the Jackson planning or zoning department.

A published summary is never the authority. The adopted ordinance and the city's official zoning map govern, and both change — verify the district and every standard on your parcel before you rely on it.

How zoning works in Jackson

Jackson layers several special district frameworks on top of its base zoning: a Corridor 80 (C80) system along a specific corridor with its own residential, commercial, and industrial sub-districts; the Farish Street Area Cultural Mixed-Use District downtown; neighborhood mixed-use (NMU-1) and community mixed-use (CMU-1) districts for walkable nodes; and several adopted overlay districts, including Fondren/North State Street, the Zoo Area/West Capitol Street corridor, High Street, and Eastover Neighborhood Conservation. An active comprehensive-plan update is underway alongside routine zoning administration.

Jackson zoning districts by family

The 17 district codes below are the ones that decide most projects in Jackson, grouped by what they are for rather than by the order the ordinance prints them.

Key districts in the City of Jackson Zoning Ordinance — a curated reference, not the exhaustive list. Confirm against the current adopted code.
Code	District	What it is for
Residential 8 districts
R-1	Single-Family Residential District	Standard single-family district
R-1A	Single-Family Residential District	Variant single-family district with different lot standards
R-2	Single-Family and Two-Family Residential District	Allows duplexes alongside single-family homes
R-3	Townhouse and Zero Lot Line Residential District	Attached and zero-lot-line housing
R-4	Limited Multi-Family Residential District	Lower-intensity multi-family district
R-5	Multi-Family Residential District	General multi-family apartment district
R-6	Mobile Home Subdivision Residential District	Manufactured-home subdivisions
SR	Suburban Rural District	Large-lot, low-density district at the city's rural edges
Mixed-use 2 districts
NMU-1	Neighborhood Mixed-Use District, Pedestrian-Oriented	Small-scale, walkable neighborhood mixed use
CMU-1	Community Mixed-Use District, Pedestrian-Oriented	Larger-scale pedestrian-oriented mixed-use district
Commercial 3 districts
C-1	Restricted Commercial District	Limited-intensity commercial uses, often a buffer next to residential
C-2	Limited Commercial District	Moderate-intensity neighborhood and corridor commercial
C-3	General Commercial District	Broadest general commercial district
Downtown / core 1 district
C-4	Central Business District	Downtown Jackson core district
Industrial 2 districts
I-1	Light Industrial District	Light manufacturing and warehousing
I-2	Heavy Industrial District	Heavier industrial uses
Special purpose 1 district
PUD	Planned Unit Development District	Negotiated, project-specific development standards

Jackson zoning — common questions

What does C-4 zoning mean in Jackson, MS?: C-4 is Jackson's Central Business District, covering downtown, and it allows the widest mix of commercial, office, and higher-intensity uses of any commercial district in the city.
How do I find the zoning for an address in Jackson, MS?: Jackson's Office of City Planning maintains an interactive ArcGIS zoning map that returns the base district and any applicable overlay district, such as the Fondren/North State Street or Farish Street Area districts, for a given address.
What is Jackson's Corridor 80 (C80) district?: Corridor 80 is a special district system applied along a specific Jackson corridor that layers its own residential, commercial, and industrial sub-districts (such as C80-R1 and C80-C2) on top of the standard citywide zoning categories.

Working in Mississippi? Get on the list.

The parcel layer lands in the order demand does. Illinois went first because that's where the deals were; the next state is decided by who tells us what they're trying to underwrite. Tell us where you're building and what you wanted to run — you'll hear from us when Mississippi opens, and sooner if we need a test parcel.

Keep reading

← Mississippi zoning — who holds the zoning power in Mississippi, under which enabling statute, and the reforms that override local rules.

Other Mississippi cities

The zoning reference → — every state, plus city-level district guides like this one.

Jackson zoning summaries on this page are provided for information, not legal advice. Confirm every project against the current adopted code for the jurisdiction.