Gulfport Planning and Zoning Board Meeting Summary - December 6, 2023

The Gulfport Planning and Zoning Board convened at 6:00 PM at Gulfport City Hall (2401 53rd Street South) for a regular meeting. The meeting covered routine approvals, a significant mixed-use zoning application, and a discussion on the city's comprehensive plan review. The board voted to approve the conditional use application subject to conditions, and the item will move to the City Council.

Consent Calendar

• Minutes Approval: The board unanimously approved the minutes from the February 1, 2023 meeting.

Public Comments & Testimony

• Applicant Testimony (Scott Revey, property owner): Revey spoke in favor of his application for a mixed-use residential and optometry office, noting that the tenant is an experienced optician who has opened several locations, and that the office would provide services to the community, especially seniors, avoiding long travel for care. He expressed a commitment to community integration, including plans for a walkway to the rear parking and communication with neighbors.
• Board Member Observations: During site-plan discussion before the applicant's arrival, board members noted the site's suitability, including wide frontage for parking maneuvers, but raised concerns about parking layout and accessibility for the rear space. One board member, who had personally visited the site, confirmed that backing out from the front parking onto the street was not necessary.

Discussion Items

• Mixed-Use Application (C23-02): Scott Revey requested a conditional use permit to maintain a physician's office (optometry) and residential units on a property at 5405 Gulfport Boulevard South. The property currently has two single-family homes (built 1946 and 1949) and is zoned Commercial Limited-1 (CL-1). The land use designation is Commercial Limited. The residential use is conditional; the physician office is a permitted use.
  • The site plan requires 7 parking spots: 4 in the front and 3 in the rear. An easement agreement will allow continued use of the rear parking area.
  • Board members asked questions about parking accessibility, the walkway from the rear spots to the front, ADA access, and the vacated alley. City planners explained that the alley was vacated and is now owned by adjacent property owners; an easement has been signed to allow ongoing use.
  • The applicant confirmed that the rear parking will have a direct walkway to the office and that tenants will be instructed not to block the driveway.
• Comprehensive Plan Review: Board member Hanrihan asked about the status of the comprehensive plan review, and it was noted that the plan is reviewed every seven years. City staff will check when the last review was done and bring the information to the next meeting. Changes are required by the state and will be presented to the board as the Local Planning Agency (LPA).

Key Outcomes

• Motion to Approve C23-02: Board member Cowan motioned to recommend approval of the conditional use application; the motion was seconded and passed unanimously by roll call (Board members Bixler, Cowan, Hanrihan, Craig, and Reed all voted "yes").
• Condition: The approval is subject to the applicant submitting the appropriate business tax receipt, building permit applications, and recording the easement agreement with Pinellas County within one year of City Council approval; otherwise, the conditional use will expire.
• Next Steps: The item will go to the City Council on January 16, 2024, for final approval.
• Comprehensive Plan: Staff will provide information on the comprehensive plan review timeline to the board at a future meeting.

Additional Notes

• Board member Bixler was initially omitted from the roll call but later voted "yes" via a separate roll call.
• The meeting adjourned after the discussion.