Ocean Springs Zoning Overview

Ocean Springs (population 18,165 — 2020 Census) is located in Jackson County, Mississippi, along the Gulf Coast. The city manages land use and development through its local zoning ordinance administered by the City of Ocean Springs Planning Department. Mississippi does not have a statewide building code, so Ocean Springs operates under locally adopted codes and regulations.

The city's zoning ordinance divides the municipality into residential, commercial, and waterfront districts, each with specific development standards governing permitted uses, building heights, lot sizes, and setbacks.

Key Zoning Districts

Ocean Springs' residential zoning districts include three tiers:

• R-1 (Single-Family Residential) — Requires a minimum lot size of 10,000 sq ft with setbacks of 25 ft (front), 8 ft (side), and 20 ft (rear). Maximum building height is 35 ft.
• R-2 (Single & Two-Family Residential) — Allows single-family and duplex development on lots of at least 7,500 sq ft. Setbacks are 25 ft (front), 7 ft (side), and 20 ft (rear) with a 35 ft height limit.
• R-3 (Multi-Family Residential) — Permits multi-family development on lots of at least 6,000 sq ft. Setbacks are 25 ft (front), 10 ft (side), and 25 ft (rear) with a 45 ft height limit.

Commercial districts include C-1 (Neighborhood Commercial) and C-2 (General Commercial). Ocean Springs also has a WF (Waterfront) district with development standards tailored to its coastal location.

ADU (Accessory Dwelling Unit) Rules

Ocean Springs does not have a specific ADU ordinance as of the last verification date. Mississippi has no state-level ADU mandate requiring cities to allow accessory dwelling units. Property owners interested in building an accessory structure should contact the Planning Department at (228) 875-2422 for guidance on current accessory structure regulations and permitting requirements.

Development Process

1. Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district by contacting the Planning Department or reviewing the municipal code.
2. Site Plan Review — For commercial and multi-family projects, submit a site plan for review by the planning staff.
3. Building Permit — Apply for a building permit with construction documents that comply with locally adopted building codes.
4. Inspections — Schedule required inspections during construction as directed by the building department.
5. Certificate of Occupancy — Obtain final approval before occupying the structure.

For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning through the local board of zoning appeals or planning commission.

Key Considerations

• Verify the zoning classification of your property before beginning any project
• Review setback, height, and lot coverage requirements for your specific zoning district
• Check for any overlay districts or special regulations, particularly in the Waterfront (WF) district
• Determine if the property is in a FEMA flood zone using the Flood Map Service Center — coastal properties are especially likely to fall in flood zones
• Confirm whether HOA covenants or deed restrictions impose additional requirements
• Mississippi has no statewide building code — Ocean Springs follows locally adopted codes
• Contact the Planning Department at (228) 875-2422 for pre-application guidance

Disclaimer: This guide provides general information about zoning in Ocean Springs and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Ocean Springs Planning Department or the municipal code before making development decisions.