Overview
Worth knowing
- 33 total zoning districts — unusually comprehensive fine-grained land use control
- ~25% of Hattiesburg within SFHA floodplain; significant development restrictions in flood-prone areas
- Institutional overlay accommodates University of Southern Mississippi — major regional employer and land holder
+ 5 more in Quirks & notes
Districts
mu 5res_sf 4ag 4com 3off 2ind 2res_th 1res_mf 1cbd 1spec 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-1A | R-1A (Single-Family Low Density) | res_sf | 10,000 sf | — | — | — | 4.25[1] | — | 30 / — / — |
| R-1B | R-1B (Single-Family Standard) | res_sf | 13,500 sf[3] | — | — | — | 3.2[4] | — | 32[2] / — / — |
| R-1C | R-1C (Single-Family Estate) | res_sf | 17,500 sf[6] | — | — | — | 2.5[7] | — | 40[5] / — / — |
| R-2 | R-2 (Two-Family/Duplex) | res_th | 15,000 sf[8] | — | — | — | 6[9] | — | — / — / — |
| R-3 | R-3 (Multifamily) | res_mf | 20,000 sf[10] | — | — | 1.75[11] | 14[12] | 300 | — / — / — |
| RA-2 | RA-2 (Agricultural Residential) | ag | — | — | — | — | — | — | — / — / — |
| RA-3 | RA-3 (Agricultural Residential) | ag | — | — | — | — | — | — | — / — / — |
| RD-2 | RD-2 (Estate Residential) | res_sf | — | — | — | — | — | — | — / — / — |
| B-1 | B-1 (Professional/Office) | off | — | 35 ft | 0.6 | — | — | — | 27[13] / 17[14] / — |
| B-2 | B-2 (Neighborhood Business) | com | — | 47 ft[17] | 0.7[18] | 1.25[19] | — | — | 22[15] / 12[16] / — |
| B-3 | B-3 (Community Business) | com | — | 60 ft[22] | 0.75[23] | 1.75[24] | — | — | 17[20] / 10[21] / — |
| B-4 | B-4 (Downtown Business) | cbd | — | 90 ft[25] | 0.85[26] | 2.75[27] | — | — | — / 30 / — |
| B-5 | B-5 (Regional Business) | com | — | 45 ft | 0.75[30] | 2.25[31] | — | — | 25[28] / 17[29] / — |
| I-1 | I-1 (Light Industrial) | ind | 22,500 sf[32] | 47 ft[33] | — | — | — | — | — / — / — |
| I-2 | I-2 (Heavy Industrial) | ind | 30,000 sf[34] | 60 ft | — | — | — | — | — / — / — |
| MX-2 | MX-2 (Mixed-Use) | mu | — | — | — | — | — | — | — / — / — |
| MX-3 | MX-3 (Mixed-Use) | mu | — | — | — | — | — | — | — / — / — |
| MX-4 | MX-4 (Mixed-Use) | mu | — | — | — | — | — | — | — / — / — |
| MX-5 | MX-5 (Mixed-Use) | mu | — | — | — | — | — | — | — / — / — |
| PMU-PD | PMU-PD (Planned Mixed-Use) | mu | — | — | — | — | — | — | — / — / — |
| A-1 | A-1 (Agricultural) | ag | — | — | — | — | — | — | — / — / — |
| A-2 | A-2 (Agricultural Residential) | ag | — | — | — | — | — | — | — / — / — |
| EM-2 to EM-9 | EM-2 through EM-9 (Employment/Medical) | off | — | — | — | — | — | — | — / — / — |
| OS | OS (Open Space) | spec | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
FP
Floodplain Overlay
FPSpecial Flood Hazard Area (SFHA) as defined by FEMA; ~25% of city within SFHA
| flood_sources | Leaf River (primary); Gordon Creek; Mixon Creek; Burkett Creek; Priest Creek |
|---|---|
| crm_member | True |
| crm_note | City is member of FEMA Community Rating System (NFIP) |
HD-1
Historic Overlay — Hub City Downtown Historic District
HPDowntown area including Town Square Park, Mobile Street corridor, railroad corridor along Gordon Street
| designation_year | 2023 |
|---|---|
| design_review | True |
| contributing_structures | True |
HD-2
Historic Overlay — Hattiesburg Historic Neighborhood District (HHND)
HPHattiesburg's first recognized historic district; listed on National Register of Historic Places (1980)
| national_register | True |
|---|---|
| design_review | True |
HD-3
Historic Overlay — North Main Historic District
HPNorth Main corridor; experiencing revitalization with new restaurants and business
| revitalization | True |
|---|---|
| design_review | True |
IO
Institutional Overlay — University of Southern Mississippi
INSUniversity of Southern Mississippi campus and adjacent properties
| institution | University of Southern Mississippi |
|---|---|
| open_space_preservation | True |
| limited_commercial | Compatible with academic mission |
COR-BP
Broadway/West Pine Street Corridor Overlay
CORBroadway Drive and West Pine Street corridors
| status | Draft; ordinance not yet adopted as of April 2026 |
|---|---|
| purpose | Encourage economic development, improve transportation, enhance quality of life |
| proposed_zoning | Mixed-use development support |
Adopted building codes
Local adoption
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- 33 total zoning districts — unusually comprehensive fine-grained land use control
- ~25% of Hattiesburg within SFHA floodplain; significant development restrictions in flood-prone areas
- Institutional overlay accommodates University of Southern Mississippi — major regional employer and land holder
- B-5 (Regional Business) capped at 3 stories (not feet) — unusual constraint for regional commercial district
- Parking standard: 300 sf per space plus circulation (moderate relative to modern minimization trends)
- Four distinct historic districts with active preservation ethos: Hub City Downtown (2023), HHND (NRHP 1980), North Main, and others
- Broadway/West Pine Corridor Overlay in draft stage; ordinance not yet adopted as of April 2026
- Camp Shelby Joint Forces Training Center adjacent to south boundary; military presence influences land use indirectly
Formulas
Definitions
- height
- Maximum building height measured from grade
- lot_coverage
- Building footprint as percentage of lot area
- far
- Gross floor area ratio
- du_ac
- Dwelling units per gross acre
- setback_front
- Front property line to building face
- setback_side
- Side property line to building face
- setback_rear
- Rear property line to building face
- parking
- Parking spaces per unit; city standard 300 sf per space plus circulation
Capacity calculations
- max_footprint_sf
lot_area_sf * lot_coverage- max_gfa_sf
lot_area_sf * far- parking_sf_per_space
300
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
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Floor area ratio
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
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Min lot size
— sf
——
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Citations
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Research status
Data quality
55%completeness8 confirmed18 partial35 inferred
Documented gaps
- Specific dimensions (FAR, setbacks, lot coverage) for most mixed-use and special districts not detailed in available sources
- DU/AC caps not explicitly stated; values inferred from lot size hierarchy
- Parking ratios (spaces per 1,000 sf, per unit) not precisely documented except R-3
- RA-2, RA-3, RD-2, and employment/medical district (EM-2 through EM-9) standards incomplete
- Broadway/West Pine Corridor Overlay parameters preliminary; ordinance still in draft
Known issues
schema:v1-legacypriority:lowdata:gaps-present
Other cities in this state
Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.