Gulfport Planning and Zoning Board Meeting – February 7, 2024

The Gulfport Planning and Zoning Board met on February 7, 2024 at 6:00 PM at Gulfport City Hall. The board considered a subdivision replat application to divide one lot into two on 53rd Street South, approved the prior meeting’s minutes, and received an update on the comprehensive plan amendment process.

Consent Calendar

• The board approved the minutes of the December 6, 2023 meeting by voice vote (all aye). A brief discussion occurred about recording the presence of an alternate member, but the board concluded it was unnecessary to note in the minutes.

Discussion Items

• Application SR24-01 – Kelner 23-31m LLC / Matthew Sullivan (agent): The applicant sought approval to replat 2838 53rd Street South from one lot into two lots. City staff explained that the site had historically been two partial lots deeded separately before 1985 but was presently recorded as a single lot; the existing home had been demolished. The resulting interior lot would be 55 feet wide, satisfying the R-3 zoning minimum of 50 feet but falling short of the subdivision code’s 60‑foot requirement, which would require a separate variance. Board members questioned the conflict between the zoning and subdivision codes and noted that the need for a variance created confusion for applicants. The applicant’s attorney, Matthew Sullivan, and property owners Gregory Carnoff and Arthur Etanoff presented renderings and stated their preference for two single‑family homes rather than a duplex (the by‑right use if the lots were not split). They also indicated their intention to preserve existing oak trees on the property. The board clarified that its vote would only address the replat application, not the variance.
• Comprehensive Plan Update: Board member Cowen requested an update on the comprehensive plan. Staff reported that the City is working with Forward Pinellas on the required Evaluation and Appraisal Report (EAR) and associated updates, including a private property rights element, capital improvements element, water supply plan, and land use map revisions. No amendments to the comprehensive plan can be made until the process is complete, which is expected to take approximately two years. The board will hold a public hearing and make a recommendation to city council before transmittal to the state.

Key Outcomes

• Approval of Subdivision Replat Application: The board voted unanimously (5‑0) to approve Application SR24-01. The approval requires the plat to be filed within 90 days of city council’s final action; otherwise, the lot will revert to its original configuration. The item will be forwarded to the Gulfport City Council for a final decision at its February 20, 2024 meeting.
• No other motions or decisions were made.