Gulf Port Planning & Zoning Board Meeting - January 7, 2026

The planning and zoning board convened on January 7, 2026, to address a quasi-judicial conditional use application for a new church use on a subdivided property and a legislative state-mandated ordinance for certified recovery residences. The board heard testimony regarding parking adequacies and property history for the church application, as well as potential density and compliance issues for recovery facilities. After deliberation, the board recommended approval of the church application with specific conditions regarding parking and shared use agreements, and unanimously recommended the adoption of the recovery residence ordinance with provisions for site plan review.

Consent Calendar

• Board unanimously moved to approve the minutes from the June 4, 2025 meeting, with a single correction changing the meeting name from "regular meeting" to "planning and zoning committee."
• Board unanimously moved to excuse Alternate Board Member Bixler from the proceedings.

Public Comments & Testimony

• Bailey (Concerned Resident): Expressed strong opposition to the church application. Bailey argued that the 90-foot wide parcel provides insufficient parking (approx. 10 spots) to meet the code requirements for a church with 45 seats (requiring 15 spots) or an educational use (requiring 20+ spots). Bailey stated that the historical "grandfathering" of parking is insufficient given the recent subdivision and the potential for simultaneous or overlapping use with the neighboring school, creating a traffic safety hazard.
• David Kohler (Resident, Property Backer Neighbor): Expressed opposition to the application. Kohler requested clarification on the scope of activities allowed for a "church," specifically regarding non-spiritual events like weddings. He voiced concern that designating the property solely as a church might be a mechanism used by developers to bypass restrictions on event spaces that the neighborhood opposed. He stated he is "against it" because he needs assurance that the use will remain strictly spiritual and not evolve into a broader event complex that would increase parking demands and noise.

Discussion Items

Application C25-02: Quick Shaft USA LLC (Vision Disciples of Ministry)

• City Staff Presentation: Presented history of the 1958 church use, its transition to a preschool, and the 2024 property subdivision. Staff noted the building is exempt from new parking requirements due to its pre-1985 construction but acknowledged the applicant must satisfy competency for a parking solution. The proposed use involves religious services and training with an occupancy of 45 seats.
• Board Deliberation on Church Use:
  • Board members expressed support for the historical continuity of the site as a church, noting neighbors were aware of the use when purchasing homes.
  • Significant concerns were raised regarding the lack of on-site parking (currently fenced off) and the potential conflict with the adjacent Sunflower School. Members questioned whether the applicant could be restricted from expanding hours or adding event uses that would exceed parking capacity.
  • It was noted that the applicant was absent from the meeting, preventing direct answers regarding parking logistics and operational hours.
  • Board members discussed the feasibility of a "shared use" or "parking agreement" with Sunflower School to allow non-conflicting use of lots, or the maximization of any available on-site space.
  • The board decided to recommend approval subject to resolving these parking and operational clarity issues before City Council. Recommendations included requiring a defined parking plan (whether through site improvements or shared agreements) and ensuring operational hours do not conflict with the school.

Proposed Ordinance: Certified Recovery Residences (Section 22-6S14)

• City Staff Presentation: Explained that this is a state-mandated ordinance requiring the city to allow certified recovery residences in all zoning districts, provided they meet existing land development code standards (setbacks, coverage, fire code). Staff noted the lack of specific state guidance on density, defining four levels of care, and the need to create a new administrative application process for sites and conditions.
• Board Deliberation on Recovery Residences:
  • Board members expressed concerns regarding potential high-density occupancy in single-family homes and the lack of clear occupancy limits or parking standards in the state mandate.
  • Members supported the implementation of the ordinance but stressed the need to ensure compliance with fire codes and local zoning regulations through a rigorous site plan review process involving the Fire Department.
  • Discussed the potential for for-profit entities driving the placement of these facilities and the impact on property values (referencing a neighbor in St. Pete whose property tax increased significantly after building an ADU).
  • The board noted that while they cannot prohibit the use, they must ensure reasonable conditions are attached to prevent nuisance or safety hazards.

Other Business

• The board discussed the complexities of calculating residential density, specifically the interaction between land use categories, zoning districts, and the high-hazard flood zones, noting the difficulty in determining submerged land area for city size calculations.
• Reminder issued regarding the deadline (July 1) for filing financial disclosure forms (Form 1) for Board Members to avoid fines.

Key Outcomes

• Application C25-02: Moved to approve the conditional use application for Vision Disciples of Ministry subject to conditions requiring: (1) a defined plan for sufficient parking (including potential shared use agreements with Sunflower School or site improvements) and (2) confirmation that operating hours will not conflict with the adjacent school. The recommendation includes a directive for the applicant to address these specific concerns at the City Council hearing scheduled for January 20, 2026.
• Vote Count: Motion passed unanimously (5 Yes, 0 No).
• Ordinance Recommendation: Moved to approve the proposed ordinance amending Section 22-6S14 for Certified Recovery Residences, with a recommendation that the City Council require a site plan approval process involving the Fire Department to ensure compliance with occupancy and parking standards. No vote tally recorded as it was a recommendation passed without objection.
• Next Steps: The church application is recommended for City Council consideration on January 20 at 6:00 PM, with board concerns explicitly noted for the applicant to address. City staff are to develop an application process for certified recovery residences based on the board's input. Board Members are reminded to complete Form 1 by July 1.