Jackson aldermen to consider EL-1 district and subdivision infrastructure exceptions

Jackson aldermen are set to hold public hearings on July 6, 2026 on proposed zoning-code amendments that would create a new “Estate Lot Residential (EL-1)” district and pair it with updated subdivision “infrastructure exceptions” rules. The changes are scheduled for consideration during the Mayor & Board of Aldermen regular meeting at 6:00 PM at City Hall. The City posted the agenda on July 2, 2026 at 4:00 PM.

On that agenda, the EL-1 zoning proposal is listed as the bill to amend Chapter 65 (Zoning), and the companion subdivision rule changes are listed as the bill to amend Chapter 57 (Land Subdivision Regulations). Both items are tied to the same overall goal: defining what lower-density, larger-lot residential development would be allowed to look like—and what minimum street and utility improvements would be required.

EL-1 basics in plain English: low-density, large-lot single-family housing

The proposed Chapter 65 language describes the EL-1 Estate Lot Residential District as a district intended to provide “low-density, large-lot single-family residential development” that preserves open space, rural character, and natural features. The proposed district is also described as a transition between agricultural areas and more traditional suburban residential neighborhoods.

The attachment also spells out what kinds of uses would be allowed. In addition to detached single-family dwellings (limited to one dwelling per lot), the draft permits certain home occupations and a limited set of agricultural uses (gardening, flower gardening, non-commercial greenhouses, and raising and housing farm animals—while excluding marijuana cultivation facilities). Accessory buildings and uses would be allowed subject to existing restrictions in the code.

The draft also allows churches and similar places of worship, along with publicly owned or operated parks, playgrounds, community buildings, museums, libraries, and similar institutional uses and municipal facilities. Sign rules and certain temporary construction buildings are also included by reference.

Key proposed “Chapter 65” standards: lot size, setbacks, height, and coverage

The EL-1 attachment lays out specific dimensional limits. For single-family dwellings and similar buildings (other than churches and places of worship), the maximum building height would be 35 feet and not over two and one-half (2½) stories above grade.

Churches and similar places of worship would have a different height standard: 75 feet for towers and steeples and not more than 45 feet for the principal building.

Setbacks in the draft are also specific:

• Front yard: not less than 50 feet
• Side yard (for dwellings): not less than 25 feet on each side
• Side yard (for buildings other than residential buildings and residential accessory buildings): not less than 30 feet
• Rear yard: not less than 50 feet

The proposed minimum lot size is:

• Not less than 1.5 acres (65,340 sq. ft.)
• Front lot line width of not less than 200 feet

And the proposal sets a limit on how much of the lot can be covered:

• All buildings and accessory buildings combined: not more than 20 percent of the area of the lot

Chapter 57 update: what “infrastructure exceptions” would change for EL-1 subdivisions

The proposed Chapter 57 attachment describes “modified minimum improvement requirements” for subdivisions located in the EL-1 district, specifically saying these provisions are intended to implement the low-density, rural-character objectives of EL-1 and would supersede conflicting requirements elsewhere in Chapter 57.

Here are the core infrastructure categories addressed in the draft exceptions:

• Streets: Street sections with open ditches or swales may be utilized, and curb and gutter shall not be required.
• Stormwater: Stormwater may be conveyed through natural or open drainage systems (including swales, ditches, and other above-ground methods), and enclosed storm sewer improvements shall not be required.
• Street lighting: Street lights would be required only at public street intersections.
• Sidewalks: Sidewalks shall not be required.
• Detention basins: Detention basins shall not be required, with natural drainage patterns and open conveyance methods described as the preferred stormwater approach.

Sewer and wastewater: the 100-foot trigger, grinder pumps, and possible on-site treatment

The proposed Chapter 57 attachment includes the most technical “reader impact” for homeowners, renters, and builders: the sewer connection requirements for EL-1 subdivisions.

Default rule: All EL-1 subdivisions would need to connect to the City’s public sanitary sewer system.

Exception trigger: The requirement would change if “the nearest point of connection to the City’s existing sanitary sewer system is more than one hundred (100) feet” from the subdivision boundary—measured along the public right-of-way or an approved utility easement. In that case, the draft says the developer would have to use a low-pressure sewer system with individual grinder pump stations at each lot. Those pumps would discharge into a common force main that connects to the City’s sanitary sewer system.

The draft also places major responsibilities and constraints on that approach:

• Systems must be designed, constructed, and installed in accordance with Missouri Department of Natural Resources design standards (10 CSR 20-8), including related code requirements identified in the attachment.
• The developer would be responsible for design, construction, easements, and any required upgrades.
• Ownership and maintenance of individual grinder pump units would remain with the property owner.

Potential alternative: If a low-pressure sewer system is not feasible due to topographic, soil, or other site-specific constraints—and all applicable state and local requirements are met—the draft says the developer may use an individual on-site wastewater treatment system serving a single-family residence.

But the on-site option has conditions, including:

• Written approval from the Missouri Department of Natural Resources (DNR) for the method of wastewater treatment under 10 CSR 20-6.030, including a geohydrological evaluation and soil morphology report where required.
• The attachment specifies that the soil/geohydrological documentation is required “specifically, for any subdivision proposing seven (7) or more lots, each less than five (5) acres, using on-site systems.”
• Individual system design, permitting, installation, and maintenance would have to be in full compliance with Missouri DHSS rules and any local health department regulations.
• DNR approval would need to be obtained prior to City approval of the preliminary plat.

Two additional EL-1 subdivision exception items would also apply:

• Pedestrian connectivity: Provide essential pedestrian connectivity to existing or planned sidewalks, trails, or public facilities where such connectivity is required by an adopted city plan.
• Major Street Plan limits: Ensure compliance with the City’s adopted Major Street Plan only where the subdivision directly affects the function or safety of an existing or planned collector or arterial street identified in the plan.

Timeline: where the public hearings fit on the July 6 agenda

The July 6, 2026 Mayor & Board of Aldermen regular meeting is scheduled for 6:00 PM at the Board Chambers in City Hall (101 Court St.). The published agenda lists:

• Public hearing item 2: amendments to Chapter 65 to establish the EL-1 district
• Public hearing item 3: amendments to Chapter 57 for infrastructure exceptions in EL-1 subdivisions
• Bill item 15: proposing an ordinance amending Chapter 65 (Zoning) for the EL-1 district
• Bill item 16: proposing an ordinance amending Chapter 57 (Land Subdivision Regulations) for EL-1 infrastructure exceptions

Residents can also use the City’s zoning information as a guide to how these decisions typically move: the City explains that rezoning requests are reviewed by the Planning and Zoning Commission and the Board of Aldermen, and that public hearings are part of those review processes. The City’s municipal code information also notes that ordinance updates are handled through the Municode code database.

So what for Jackson residents, relocators, and builders?

If the EL-1 district and the Chapter 57 exceptions are adopted, they could affect how new low-density subdivisions are laid out. The proposed Chapter 65 standards—such as the minimum 1.5-acre lots, 200-foot minimum front lot line width, and 20 percent maximum lot coverage—would drive lot patterns. The Chapter 57 exceptions would then influence what a developer must build, with listed changes like no curb-and-gutter requirement, no enclosed storm sewer requirement, no sidewalks requirement, and no detention basins requirement for EL-1 subdivisions.

The sewer/wastewater section is likely to matter for utility costs and long-term maintenance expectations. Under the draft, the “more than 100 feet” trigger determines when grinder pumps and a common force main would be required—and the draft states ownership and maintenance of individual grinder pump units would remain with property owners. In limited cases, the draft also leaves room for on-site wastewater treatment, but only with DNR approval and additional technical documentation.

Until aldermen take final action on the ordinances, property owners and developers should treat the EL-1 district and Chapter 57 exceptions as proposals tied to the July 6 public hearing process—then watch for how the City records the final vote and how future subdivision plats are handled under the adopted rules.

Sources

• City of Jackson agenda (July 6, 2026) posted July 2, 2026
• Proposed EL-1 district regulations (Chapter 65 attachment)

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