Gulfport Planning and Zoning Board Meeting – May 6, 2026

The City of Gulfport Planning and Zoning Board met on May 6, 2026, to consider two ordinances to allow accessory dwelling units (ADUs) in single-family residential areas. The board reviewed proposed amendments to the comprehensive plan and the land development code, discussed key provisions, and voted to recommend approval with several amendments.

Consent Calendar

• Minutes Approval: The board unanimously approved the minutes from the January 7, 2026 meeting.

Public Comments & Testimony

• E‑comment: Amanda Costa submitted a comment in support of ADUs with questions, which were noted for staff to address during the presentation.
• In‑person public comment (during ADU discussion):
  • Kevin Connor (real estate investor): Opposed the owner-occupancy covenant, calling it overly restrictive and detrimental to resale value. Also raised concerns about the lack of a parking requirement and the vagueness of impervious surface rules.
  • Karen Schwartz (Lead Avenue South): Expressed concern about adding more people in the coastal high-hazard area (CHHA) due to evacuation challenges, but acknowledged the complexity of the issue.
  • Christine Crosby (Wood Point Drive): Supported ADUs as a way to age in place and provide caregiver housing, urging the board to carefully consider property rights.

Discussion Items

• Ordinance 1: Comprehensive Plan Amendment – Adding policies 1.4.3 and 1.4.4 to allow ADUs generally and exempt them from density calculations, along with definitions for ADU and principal dwelling unit.
• Ordinance 2: Land Development Code Amendment – Adding new Section 22‑6.14 (ADUs) and modifying Section 22‑6.3 (Accessory Uses and Structures) to exclude ADUs. Key provisions debated:
  • Location: ADUs allowed on any single-family parcel outside the CHHA.
  • Owner occupancy: Property owner must occupy either the primary or ADU, enforced via a restrictive covenant.
  • Size: City council had not set a maximum; board debated adding a cap of 800 square feet of living space.
  • Height: No restriction relative to primary dwelling, but must comply with zoning district height limits.
  • Parking: No additional off-street parking required.
  • Short-term rentals: ADUs subject to same citywide restrictions as primary dwellings.
  • CHHA exclusion: The board discussed whether to recommend removal of the CHHA prohibition. Some members argued it deprives property rights without clear evidence of CRS impact; others feared it could affect the city’s flood insurance rating. The board agreed to recommend that the city council revisit the prohibition after obtaining FEMA guidance on the CRS effect.
• Other technical issues: Corrections to ordinance numbering, formatting, and clarifying language (e.g., “subordinate in scale and massing” instead of “appearance”; adding a cross-reference to short-term rental regulations).

Key Outcomes

• Motion to recommend approval of the comprehensive plan amendment (Ordinance 1) with the addition of “housing element” in the title and section 1. Passed unanimously (5‑0).
• Motion to recommend approval of the land development code amendment (Ordinance 2) with the following amendments:
  • Correct section number to 22‑6.14.
  • Add a new subsection E.4: “Under no circumstances shall an ADU exceed 800 square feet of living space.”
  • Revise subsection E.3 to state “subordinate in scale and massing” and clarify that height is not limited by this provision.
  • Add a cross‑reference to the city’s short‑term rental ordinance in subsection F.4.
  • Include a recommendation that the city council review the CHHA prohibition after determining its effect on the CRS rating. Passed unanimously (5‑0).
• The board directed staff to include the discussion and recommendations in the staff report to city council.