Land Use Administration Section / GIS (Zoning) Choose a topic: Board of Zoning Adjustment Comment on Public Hearings Commercial Permitting Process (pdf) General Information Contacts Fees and Price List Forms and Applications Frequently Asked Questions GIS Unit Inspector Information Location and Driving Directions and Map Office Business Hours Planning Commission Check on Status of Permit and License Requests Tips for using the Check on Status of Permits and License Requests Interface (pdf) Check on a Parcel of Land Subdivision Regulations (pdf) Staff Photos Web Mapping (Zoning Map) Major Street Plan July 14, 2006 (pdf) Apply for a Zoning Certificate Online Zoning Ordinance Smart Growth for Mobile Policy Document (pdf) City of Mobile issues a Request for Proposals for A New Plan for Old Mobile - An Urban Planning, Design, and Economic Development Plan (pdf) General Information Cities have always been a complex collection of people and activities struggling to coexist within a limited geographic area. However, during the twentieth century, municipalities began the process of attempting to improve cities through the implementation of Urban Planning. The idea was to utilize law, government and public participation to make a more efficient, aesthetic, and economically viable city. The two primary elements of Planning are Comprehensive Planning through the adoption of a Comprehensive Plan (a long-range plan guiding the current development and redevelopment of the city) and Regulatory Planning - the enactment and administration of zoning and subdivision regulations. The body responsible for these efforts is the Planning Commission. The Land Use Administration Section, serving as the staff for the Planning Commission, works to advise the Commission on requests for zoning changes, subdivisions, uses requiring Planning Approval, and other applications which they review. The Land Use Administration Section also serves as the staff for the Board of Zoning Adjustment, advising the Board on requests for variances in cases where there is a hardship associated with the development of a property which would require relief from specific Zoning Ordinance requirements. Applications to the Planning Commission and Board of Zoning Adjustment are made through the Land Use Administration office on the third floor of the City/County Complex. Our staff is prepared to assist you in this process. As mentioned, the Land Use Administration Section is charged with ensuring that regulations controlling the use of land are adhered to in order to further the objectives of the Comprehensive Plan. These regulations are contained within the Zoning Ordinance, the Sign Regulations and the Tree and Landscaping Regulations (located within the Zoning Ordinance), and the Subdivision Regulations (pdf). In order to ensure that a site is appropriately zoned for a business a Zoning Clearance is required prior to the issuance of a City of Mobile Business License. This clearance can be applied for online or in person through our offices at 205 Government Street, 3rd Floor, South Tower. The Land Use Administration Section contains a GIS Unit (Geographic Information System). This unit of the department prepares all maps and graphics for the Mobile City Planning Commission and Board of Zoning Adjustment. The GIS Unit is also responsible for special projects in the department. In addition, database and layer creation and maintenance is coordinated by the GIS Unit. Any questions you have about the Zoning, Sign, or Tree and Landscaping Ordinances, can readily be answered by calling the Department at (251) 208-5895 or e-mailing us at whistler@cityofmobile.org. (back to top) Inspector Information (251) 208-5895 Bijan Shirazi Zoning Inspector Inspector hours for telephone contact purposes: 3:00 p.m. to 4:00 p.m., Monday through Friday (back to top) Location Government Plaza Building 205 Government Street 3rd Floor, South Tower Mobile, AL 36644 (back to top) Driving Directions and Map Go south on I-65 South Merge onto I-10 East Continue East take exit number 26B, Water Street Turn left onto US-90/US-98 Government Street Government Plaza is on the Southeast corner of Government Street and Joachim Street. (click for map) (back to top) Contacts Contact Information Topic Phone Number E-mail Board of Zoning Adjustment (251) 208-5895 palombo@cityofmobile.org GIS Unit (251) 208-5895 Fax Number (251) 208-5896   Mae Sciple Secretary II (251) 208-7198 sciplem@cityofmobile.org Planning Commission (251) 208-5895 olsen@cityofmobile.org Subdivision Regulations (251) 208-5895 whistler@cityofmobile.org Tree Preservation (251) 208-7091 forestry@cityofmobile.org Landscaping and Tree Planting Ordinance (251) 208-5895 palombo@cityofmobile.org Zoning Clearances and Zoning Certifications (251) 208-5895 whistler@cityofmobile.org Zoning Ordinance (includes Sign Ordinance) (251) 208-5895 whistler@cityofmobile.org Please report any possible Zoning Ordinance or Subdivision Regulations, violations to the City Action Center at (251) 208-7999. (back to top) Office Business Hours 8:00 a.m. to 5:00 p.m., Monday through Friday Staff hours for telephone contact purposes: 8:00 a.m. to 5:00 p.m., Monday through Friday Inspector hours for telephone contact purposes 3:00 p.m. to 4:00 p.m., Monday through Friday (back to top) Frequently Asked Questions The following is a general list of frequently asked questions in the Land Use Section and should not be considered comprehensive. Information should be verified with the Department before making any business decisions. If you have further questions please contact us by phone at (251) 208-5895 or via e-mail at whistler@cityofmobile.org. Choose a topic: What is the Zoning Ordinance? What is the Sign Ordinance? What is the Landscaping Ordinance? What are the Subdivision Regulations? What is my property zoned? How close may I build to my property line? How high may my fence be? Can I operate a business from my home? I think my neighbor's structure is too close to the property line/fence too high/operating a business out of their home, what can I do? How do I sell a piece of my property/give a piece of property to a family member? Do I need a Sign Permit? I want to start a business, what do I need to do first? How do I apply for a Zoning Clearance online? Is my property located within the City’s Planning Jurisdiction? How do I submit an application to the Board of Zoning Adjustment? How do I submit an application to the Mobile City Planning Commission? Is my application on a particular Board of Zoning Adjustment or Mobile City Planning Commission agenda? What has the staff recommended on a particular Board of Zoning Adjustment/Planning Commission application? What action did the Board of Zoning Adjustment/Planning Commission take on a particular application? What are the meeting/deadline dates for the Board of Zoning Adjustment and Planning Commission? I am unable to attend a Board of Zoning Adjustment/Planning Commission meeting, but I would like to voice my concerns, what can I do? What is the Zoning Ordinance? The Ordinance describes the types, size, and shape of uses that can exist in the appropriate zoning districts. These regulations, in accordance with the Comprehensive Plan, ensure that land uses are compatibly located and benefit the health, safety, and general welfare of the citizens. Questions about the Zoning Ordinance can be answered by the Urban Development Department at (251) 208-5895. To report a complaint, call the Action Center at (251) 208-7999. (back to top) What is the Sign Ordinance? The City of Mobile is committed to enhancing the appearance and economic value of Mobile’s visual environment. The Sign Ordinance regulates size, type, number, and location of signs available to each business. The Sign Ordinance can be found within the Zoning Ordinance. To obtain information on the Sign Ordinance, contact the Urban Development Department at (251) 208-5895. To report a complaint, call the Action Center at (251) 208-7999. (back to top) What is the Landscaping Ordinance? In an effort to enhance the aesthetic and economic value of the city, Mobile enacted a Landscaping Ordinance. These regulations require that new or significantly changed uses provide sufficient trees and landscaped areas to improve the City’s visual and natural environment. The Landscaping Ordinance can be found within the Zoning Ordinance. Questions about the Landscaping Ordinance can be answered by the Urban Development Department at (251) 208-5895. To report a complaint, call the Action Center at (251) 208-7999. (back to top) What are the Subdivision Regulations? Another service the Land Use Section provides is as an advisor to the Planning Commission on the issue of subdivisions or the dividing of land. Subdivisions are usually the first step in development of growth which is a big concern to the City and its Planning Jurisdiction in terms of provision of adequate services. Therefore, the Planning Commission will determine if the minimum requirements (i.e. size of lot, proper access, etc.) are met before approving the subdivision. In addition to reviewing these applications within the city limits, the Commission’s jurisdiction extends five miles beyond the city limits to what is known as the Planning Jurisdiction. The State allows the extension because again, the City of Mobile must be prepared to provide services as the city grows. (back to top) What is my property zoned? Check online at - Web Mapping or contact the Land Use office at (251) 208-5895. Please verify all information with the Department before making any business decisions. (back to top) How close may I build to my property line? For a standard-size lot (minimum of 60’ wide), you can build as close as 25’ to your front property line and as close as 8’ to your rear property line. In general, for lots which are not on a corner, you can build as close as 8’ to your side property line as long as you allow at least 12’ of space on the opposite side of the structure (for a total of 20’ of side yard setback). For corner lots or lots which are less than 60’ in width, call the Urban Development Department for setbacks. (back to top) How high may my fence be? Zoning Ordinance, Section IV.D.6. 6. FENCES AND WALLS. No fence or wall that obstructs sight shall be erected or altered in any required front yard to exceed a height of three (3) feet, and no fence or wall shall be erected or altered in any required side or rear yard to exceed a height of eight (8) feet. (back to top) Can I operate a business from my home? Home Occupation Business is an occupation for gain or support that is conducted only by members of a family living in a dwelling. It is allowed in residentially zoned areas subject to, but not limited to, the following conditions: It must be conducted entirely within the dwelling and not take place in the yard or a detached building. Only 25% of the gross floor area in the dwelling may be utilized for the business activity. Only residents of the home may work in the dwelling. The business activity shall be incidental to the residential uses of the premises. No retail sales are permitted directly from the residence. Limited to 1 sign, unlighted, attached to the dwelling and no larger than 1 square foot. In general, a Home Occupation Business shall include personal services such as those provided by a physician, musician, artist, cosmetician, or seamstress. Some Home Occupation Businesses may require additional conditions than those listed above. For any additional information about your particular business, please call the Land Use Section at (251) 208-5895 or via e-mail at whistler@cityofmobile.org. (back to top) I think my neighbor's structure is too close to the property line/fence too high/operating a business out of their home, what can I do? To report a complaint or possible violation, please call the City of Mobile Action Center at (251) 208-7999. (back to top) How do I sell a piece of my property/give a piece of property to a family member? Subdivision Regulations (pdf) Subdivision Approval is required whenever a new lot is being created, or an existing lot line is being removed, or shifted regardless of whether the property is being sold or simply conveyed to someone else. The Planning Commission reviews all such applications within the corporate limits of Mobile, as well as the Planning Jurisdiction which extends five miles beyond the corporate limits. This approval ensures that the proposed subdivision of land complies with the minimum requirements of the Subdivision Regulations, including but not limited to minimum lot size and adequate access. (Subdivision Application (pdf)) (back to top) Do I need a Sign Permit? (Sign Permit Application (pdf)) General Information All signs require permitting. Each sign requires a separate permit application, permit fee and inventory fee. All permit applications must be signed by a licensed and bonded sign contractor or the property owner. All signs must be located on private property (except sandwich board signs, described below). All illuminated signs must have an Underwriter Laboratory number and sticker. No flashing, blinking, or chasing lights are allowed. Required Information for Sign Permit A completed sign permit application. The dimensions of the facia for a wall sign. The amount of linear street frontage for a free-standing sign. The location, number, size and height of all signs located on the property where the proposed sign is to be placed. A Certificate of Appropriateness from the appropriate Historic Review Board, if the sign is located in an area subject to Historic Review Board approval. Banners (Banner Permit Application (pdf)) Banners are allowed in the City Limits of Mobile subject to the appropriate permitting. A completed banner permit application per occurrence. $20.00 permit fee per application. Limited to 30 days, 3 occurrences per year, not to run consecutively. Must be placed on private property, attached to building. Review Board approval required in Historic Districts. Sandwich Board Information (Sandwich Board Sign Application (pdf)) Allowed only in area bounded by Broad, Beauregard, Water and Canal Streets. Only one sandwich board sign allowed per business located on the ground floor and facing a public street. Max. size 24” wide by 36” high. Hold Harmless Agreement required. Must be removed from sidewalk before close of business. $25.00 permit fee (back to top) I want to start a business, what do I need to do first? A Zoning Clearance must be obtained to ensure that the property is appropriately zoned for the proposed business use. The City Revenue Department can then be contacted for the required licenses. (back to top) How do I apply for a Zoning Clearance online? Click to apply for a Zoning Clearance online (back to top) Is my property located within the City’s Planning Jurisdiction? Web Mapping (back to top) How do I submit an application to the Board of Zoning Adjustment? Board of Zoning Adjustment (back to top) How do I submit an application to the Mobile City Planning Commission? Mobile City Planning Commission (back to top) Is my application on a particular Board of Zoning Adjustment or Mobile City Planning Commission agenda? Board of Zoning Adjustment Planning Commission (back to top) What has the staff recommended on a particular Board of Zoning Adjustment/Planning Commission application? Board of Zoning Adjustment Planning Commission (back to top) What action did the Board of Zoning Adjustment/Planning Commission take on a particular application? Board of Zoning Adjustment Planning Commission (back to top) What are the meeting/deadline dates for the Board of Zoning Adjustment and Planning Commission? Current Board of Zoning Adjustment Meeting/Deadline Schedule (pdf) Current Planning Commission Meeting/Deadline Schedule (pdf) (back to top) I am unable to attend a Board of Zoning Adjustment/Planning Commission meeting, but I would like to voice my concerns, what can I do? Click to Comment on Public Hearings (back to top) Staff Photos Land Use Administration Staff Richard Olsen Deputy Director of Planning (click for bio) Frank Palombo Planner II Caldwell Whistler Planner I Bert Hoffman Planner II Mae Sciple Secretary II Julia Draine Office Assistant I (back to top) GIS Unit Zach Travis GIS Analyst (back to top)