Gulfport Planning and Zoning Board Meeting - February 7, 2024

The Gulfport Planning and Zoning Board met on Wednesday, February 7, 2024, at 6:00 PM at Gulfport City Hall. The board approved the prior meeting minutes and voted 5-0 to recommend approval of a subdivision replat application. Members also received an update on the city's comprehensive plan amendment process and raised concerns about conflicting lot-size requirements in the city code.

Consent Calendar

• Approval of Minutes (December 6, 2023): The board approved the minutes from the December 6, 2023 meeting by voice vote.

Discussion Items

• SR24-01 – Kelner 23-31M LLC Subdivision Replat (2838 53rd Street South): The applicant requested approval to reconfigure one lot into two lots. Staff reported the property is currently one platted lot but was previously two lots of record before 1985; the home has been demolished. The interior lot would be 55 feet wide, which meets R-3 zoning (50-foot minimum) but does not meet the subdivision code's 60-foot minimum, so a separate variance will be required (board members noted the board does not handle variances). The corner lot is subject to an additional 65-foot requirement, according to the applicant. Board members discussed conflicting rules in Chapter 18 and Chapter 22 of the code, questioning why the subdivision code imposes a larger minimum than R-3 and requesting a more streamlined, understandable code. Board Member Hanrahan expressed concern about preserving two oak trees on the property; the applicant stated the trees would be preserved and noted renderings were provided. The applicant and property owners spoke in favor of the replat, emphasizing that two single-family homes would better fit the corner and historical district than a duplex. The motion to approve was initially made for "zoning and variances," but was amended to apply only to the subdivision replat application after the chair clarified that variances are not before the board.
• Comprehensive Plan Update: Under "Any other business," Board Member Cowen requested an update on the comprehensive plan. Staff (Mike Taylor) reported that the Evaluation and Appraisal Report (EAR) was due March 23, 2023, and was submitted by the city manager on that date. The city is working with Forward Pinellas on statutorily required EAR-based amendments, including a private property rights element, an updated capital improvements element, an updated regional water supply plan from the Southwest Florida Water Management District, and comprehensive land use map updates. The city manager explained that no comp plan amendments can be made until the EAR-based amendments are transmitted to the state and adopted, a process expected to take about two years. Board members expressed frustration with state mandates and the lack of local control over required changes.

Key Outcomes

• Minutes: Approved.
• Subdivision Replat Application SR24-01: The board voted 5-0 to approve the application (Board Members Cowen, Gonzalez Hastings, Hanrahan, Craig, and Reed voting yes; Board Member Bixler did not vote as an alternate). The item will go to the City Council on February 20, 2024. The plat must be filed with the city clerk and the Clerk of the Circuit Court of Pinellas County within 90 days of council approval, otherwise the lots will revert to their original configuration.
• Comprehensive Plan: No formal action taken; the board received the update and will continue to monitor the process.
• Code Clarity: The board discussed the need for a more streamlined and understandable zoning/subdivision code, with no formal action taken.