Gulfport Planning and Zoning Board Meeting – May 6, 2026: ADU Ordinance Recommendations
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.
Meeting Transcript
Good evening, and I'll call this meeting to order. Um, let's see, it's the City of Gulf Court Planning and Zoning Board meeting for Wednesday, May 6th. And if you could please join us in standing for the Pledge of Allegiance. Thank you. And Madam Clerk, will you do the roll call, please? Board Member Gonzalez Hastings. Present. Board Member Kelly. Present. Board Member McCoachy? Here. Board Member East. Here. Vice Chairperson Hanrahan. Yeah. Chairperson Cowan. Present. City Attorney Salzman. Here. And Deputy City Clerk Hartman present. Okay. Thank you very much. And at this time, we'll go into public comment. If there's any member of the public that wishes to speak, they'll be limited to three minutes and they can come forward and speak at this time. Okay. I don't see anybody running towards the podium, so we have no public comment. We did, though, I wanted to make sure the board was aware that we did receive one comment that was an e-comment, and that was from Amanda Costa in support of the ADUs, and she had a few questions, which I was just going to ask us staff when the presentation occurred. I don't know if everybody's had an opportunity to read it, but if you have, then we'll just move forward. Otherwise, we can have the clerk read it. And I just wanted to clarify that if somebody wanted to speak specifically about ADUs, that they will still have an opportunity. So with that, we'll go on to the consideration of the minutes for the meeting that was held on January 7th of 2026. Do I have a motion for approval? So move. Is there a second? Okay. Okay. All in favor say aye. Aye. Any opposed? Passes unanimously. Thank you. Okay, next. We don't have any applications, but we have two ordinances. Um, an ordinance of the city council of the city of Gulfport, amending the City of Gulfport's twenty twenty-five comprehensive plan, amending the goals, objectives, and policies to add policy one point four point three and add policy one point four point four regarding accessory dwellings, amending the data and analysis to provide definitions for accessory dwelling units and a principal dwelling unit, providing for separability and providing for an effective date. Who's our consultant and be working with us? As you know, that city council directed city staff to adopt to provide ordinances and amendments to the comp plan and also your code of ordinances to provide for the accessory dwelling units. And this is the information you'll receive tonight is developed through what city council has discussed initially and then subsequently received a briefing from Ms. Fisher, and this is the substance product, the work product for you as an advisory board to the city council to make any recommendations you'd like to include. Thank you. Thank you.
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