Gulfport Planning and Zoning Board Summary – January 7, 2026

The City of Gulfport Planning and Zoning Board convened on January 7, 2026 (officially recorded as 2026-01-07 11:00:00+00:00) at Gulfport City Hall. Chairperson Cowan presided, with members Gonzalez Hastings, Kelly, McCoachy, and Vice Chair Hanrahan present. City Attorney Salzman and Deputy Clerk Hartman were also in attendance. The agenda included the approval of minutes, a quasi-judicial conditional use application for a church, a proposed ordinance on Certified Recovery Residences, and other business.

Consent Calendar

• Approval of Minutes: The board unanimously approved the minutes from the June 4, 2025, meeting with a correction to identify the body as the Planning and Zoning Board rather than the City Council.

Public Comments & Testimony

• Non-Agenda Items: No members of the public spoke on non-agenda items.
• Application C25-02 (Church) Public Comment:
  • Mr. Bailey, a resident across the street, opposed the application, expressing strong concerns over insufficient parking. He calculated the narrow lot could only fit approximately 10 car spaces (90 feet divided by 9 feet per space) and cited city code requiring 1 space per 3 seats for a church (15 spots required for 45 seats) and 1 space per 150 square feet for educational training.
  • Mr. David Kohler, an adjacent resident, also opposed the application, concerned that the broad definition of a church could allow for event space, weddings, and other functions, increasing traffic and parking demand.

Discussion Items

• Quasi-Judicial Procedure: City Attorney Salzman explained the due process rules for the conditional use hearing, emphasizing the need for competent substantial evidence and the disclosure of any ex parte communications.
• Application C25-02: Quickshaft USA, LLC – Church Conditional Use: The applicant sought a permit for a church (Vision Disciples of Ministry) and related training facilities. The building was originally a church in 1958 and later a preschool. The property was subdivided in June 2024, separating the church building from the adjacent Sunflower School.
  • Staff Position: Staff stated that since the building predates the current zoning code and the capacity (45 seats) is not increasing, existing parking standards do not apply. The primary new building code requirement is an upgraded sprinkler system.
  • Board Deliberation: The board discussed the parking deficit, the applicant's absence, and the potential for expanded operating hours. The consensus was to recommend approval with strict conditions regarding parking and hours.
• Proposed Ordinance 22-6.14: Certified Recovery Residences: The board reviewed a state-mandated ordinance allowing these residences in all districts.
  • Staff Position: Staff explained the city cannot ban the use but can enforce standard land development regulations such as setbacks, building coverage, height, and parking through site plan review.
  • Board Concerns: Members discussed the lack of specific occupancy limits in the state framework, the preemption of local home rule, and the potential for for-profit operators creating high-density situations. The board sought to recommend approval while maximizing local oversight through the site plan review process.
• Other Business: Board Member Gonzalez Hastings led a discussion on density calculations, the interaction of the Future Land Use Map with zoning districts, and the location of the High Hazard Area. An anecdote was shared about a St. Petersburg homeowner whose property taxes rose by approximately $3,000 per year ($453 per month) after adding an Accessory Dwelling Unit (ADU), raising concerns about true affordability. An update was given on a nearby 5-acre waterfront property with a demolition permit application filed for a proposed 25-unit multi-family development.

Key Outcomes

• Minutes Approved: The June 4, 2025, meeting minutes were approved unanimously with a correction.
• Application C25-02 (Church Use): The board voted unanimously (5-0) to recommend approval to the City Council. The recommendation was conditioned upon the applicant: 1) maximizing on-site parking, 2) executing a formal shared parking agreement with the neighboring property owner, and 3) ensuring operating hours do not conflict with the school's schedule. The board noted the applicant's absence and expects her to address these conditions directly to the council.
• Ordinance 22-6.14 (Certified Recovery Residences): The board voted unanimously to recommend approval of the ordinance to the City Council. The board explicitly recommended that all future applications undergo a full site plan review by the Site Plan Review Committee, including Fire Department sign-off on occupancy and safety.
• Administrative Reminders: Board members were reminded to file their Form 1 (Financial Disclosure) by the July 1, 2026 deadline.