Planning Commission

Planning Commission | Agenda Thursday, October 23, 2025 – 4:30 PM City Hall – Council Chambers 2309 15th Street, Gulfport A. Prayer B. Pledge of Allegiance C. Call to Order D. Determination of a Quorum E. Confirmation of Agenda F. Adoption of Minutes F1. Planning Commission Meeting - 09-25-2025 G. Announcements G1. If you are aggrieved by a vote of the Planning Commission, see below. DECISION ITEMS: Except as noted below, items listed on this agenda as “Decision Items” may be appealed to the Gulfport City Council as follows: Any person or any officer, department or agency of the City aggrieved by a decision of the Planning Commission may, within fifteen (15) days thereafter, appeal therefore to the Gulfport City Council by submitting to the Planning Commission (Department of Urban Development – Planning Division) a written notice of appeal specifying the decision from which the appeal is taken. In the case of such appeal, the Planning Commission shall cause a transcript of the proceedings in the case to be certified to the City Council, and the matter will be heard on said transcripts. The filing fee for an appeal is based on the actual cost of the required official transcript and any related miscellaneous charges. Exception: The disapproval of a general subdivision plan may be appealed by the subdivider by submitting to the Planning Commission and the Mayor and City Council a written notice of appeal. Upon receipt of notice of appeal, the planning commission shall transmit to the City Council a certified copy of the proceedings upon which the appeal is taken. The City Council may overrule such disapproval by a recorded vote of not less than 2/3 of its entire membership. No other right of appeal exists as to action taken by the Planning Commission on a general subdivision plan. The City Council hearing is not limited to the record created before the Planning Commission. RECOMMENDATION ITEMS: As to items listed on this agenda as “Recommendation Items”, the recommendation of the Planning Commission, whether to approve (with or without condition) or disapprove, will automatically be submitted to the City Council by the Department of Urban 1|Page City of Gulfport, Mississippi  Development – Planning Division, and the item (except recommendations on Final Plats which are not so limited) will be considered by the City Council on the record created before the Planning Commission. It is not necessary to file anything with the Planning Commission in order to have the matter heard by the City Council. G2. Anyone speaking today is asked to complete a "Speaker's Card". Please provide the completed card at the time you speak to the Planning Commission. City staff personnel can assist in any questions you may have or in completing the card. This public meeting is open to all for comment. H. Hearing of Cases H1. Planning Commission Decision 1. Tree Permit Appeal 2510PC117: Tree Permit Appeal 2510PC117, by agent Tony Vu, seeking to appeal denied tree permit, Tax Parcel 0911B-02-015.000, 30 E Beach Blvd, Zoned T6 (Urban Core Zone), Ward 2 2. Special Exception 2510SE118: Special Exception 2510SE118, by owner 3 Rivers LLC, seeking approval for a liquor store use, Tax Parcel 0807P-01-023.002, 13111 Three Rivers Road, Zoned B-2 (General-business), R-2 (Single-Family), Ward 7 H2. Planning Commission Recommendation 1. Zoning Map Amendment 2510PC119: Zoning Map Amendment 2510PC119, by owner Cast Developments LLC, requesting to rezone parcels to T4+ (General Urban Zone "Plus"), Tax Parcels 0911A-02-099.000, 0911A-02- 098.000, 139 Palmetto Lane, 418 16th Street, Zoned T4+ (General Urban Zone "Plus"), T5 (Urban Center Zone), Ward 2 2. Zoning Map Amendment 2511PC122: Zoning Map Amendment 2511PC122, by agent John Dees, requesting to rezone parcel to be T5 (Urban Center Zone), Tax Parcels 0811F-05-026.000, 0811F-05-027.000, 2100 24th Avenue, 2122 24th Avenue, Zoned T4L (General Urban Zone "Limited"), T5 (Urban Center Zone), Ward 3 I. Reports J. Unfinished Business K. Other Business K1. Other Business L. Adjournment 2|Page City of Gulfport, Mississippi  3|Page City of Gulfport, Mississippi  URBAN DEVELOPMENT PLANNING & ZONING PO BOX 1780 | GULFPORT, MS | 1410 24TH AVENUE 228.868.5710 | PLANNERS@GULFORT-MS.GOV PLANNING COMMISSION Hearing Date: Thursday, October 23, 2025 Planning Commission Decision  URBAN DEVELOPMENT PLANNING & ZONING PO BOX 1780 | GULFPORT, MS | 1410 24TH AVENUE 228.868.5710 | PLANNERS@GULFORT-MS.GOV PLANNING COMMISSION Hearing Date: Thursday, October 23, 2025 Tree Permit Appeal 2510PC117: Tree Permit Appeal 2510PC117, by agent Tony Vu, seeking to appeal denied tree permit, Tax Parcel 0911B-02-015.000, 30 E Beach Blvd, Zoned T6 (Urban Core Zone), Ward 2 2510PC117 Appeal Site T3 T4L US or State Highway Street Parcels Buildings 16TH ST Water Features City Limit Smart Code PALMETTO LN T6 COURTHOUSE RD T5 T4+ T5 T4L MURPHY AVE TEXAS AVE T3 T1 Zoning WF - Water Front Site Information 0911B-02-015.000 17TH ST T6 Zoning: T6 (Urban Core Zone) Size: 2.1 acres Flood: VE,AE DR CH BEA 0 30 60 90 T4+ 90 £ ¤ Yards 1 inch = 200 feet LVD µ CH B E BEA 90 £ ¤ DATA DISCLAIMER: All information that is provided on T1 this map is believed to be correct. However, no liability is assumed by the City of Gulfport for errors in substance or form of any of the materials published on this map. The GIS Division, City of Gulfport, provides the information WF represented on this map as a service to the community and makes every effort possible to provide quality information. However, no claims, promises, or guarantees about the accuracy, completeness, or WF adequacy of the information contained on this map are expressed or implied. 2510PC117 Appeal Legend Site 16TH ST US or State Highway Street 22248 Buildings 22344 101978 Water Features 22230 95476 22247 82110 TEXAS AVE COURTHOUSE RD 44414 97500 44474 46373 149554 0 25 50 75 82111 17TH ST Yards 1 inch = 150 feet DR µ CH BEA DATA DISCLAIMER: All information that is provided on this map is 90 £ ¤ believed to be correct. However, no VD AC H BL liability is assumed by the City of E BE Gulfport for errors in substance or form of any of the materials published on this map. The GIS Division, City of Gulfport, provides the information represented on this map as a service to the community and makes every 90 £ ¤ effort possible to provide quality information. However, no claims, promises, or guarantees about the accuracy, completeness, or adequacy of the information contained on this map are expressed or implied. Mail PPIN Parcel ID Name Address City State ZIP Y 0911B-02-015.000 MINH SO QUACH & VICTORIA NGO (OWNERS) 3712 EVANGELINE AVE CHALMETTE LA 70043 TONY VU (AGENT) 501 E NORTH ST PASS CHRISTIAN MS 39571 Adjacent Property Owners (2510PC117) 82111 0911B-02-009.001 CHEVALIER BRIAN 2510 PROVENCE PLACE BILOXI MS 39531 149554 0911B-02-013.003 BETH HOLDINGS LLC 188 CHANTILLY DR MADISON MS 39110 95476 0911B-02-015.001 TABOR TERESA 601 STONEBROOK DR CHATANOOGA TN 37415 22230 0911B-02-011.000 CARTHUSIAN LLC 300 S TOULME ST BAY ST LOUIS MS 39520 82110 0911B-02-009.003 PICKETT ALLAN V 1336 SECOND ST GULFPORT MS 39501 N 46373 0911B-02-015.000 QUACH MINH SO & VICTORIA NGO 3712 EVANGELINE DR CHALMETTE LA 70043 22248 0911B-02-010.000 GULF SOUTH PIPELINE COMPANY LP ATTN: PROPERTY TAX DEPT HOUSTON TX 77046 44474 0911B-02-018.000 NGUYEN DAVID 8907 BOULDER SPRING DR HOUSTON TX 77083 22247 0911B-02-012.000 GULFPORT CITY OF AMERICAN LEGION POST 119 PARK 0 97500 0911B-02-009.002 SMITH EMILY C & WILLIAM J 71206 WHISKEY OAKS LN COVINGTON LA 70433 N 101978 0911B-02-013.002 HARRISON CO 0 22344 0911B-02-009.000 DELANO TODD & ANDERSON MICKEY 920 CEDAR LAKE RD SUITE E3 BILOXI MS 39532 44414 0911B-02-013.000 SALLOUM JOSEPH NAOUM & RICHARD P P O BOX 1176 GULFPORT MS 39502  URBAN DEVELOPMENT PLANNING & ZONING PO BOX 1780 | GULFPORT, MS | 1410 24TH AVENUE 228.868.5710 | PLANNERS@GULFORT-MS.GOV PLANNING COMMISSION Hearing Date: Thursday, October 23, 2025 Special Exception 2510SE118: Special Exception 2510SE118, by owner 3 Rivers LLC, seeking approval for a liquor store use, Tax Parcel 0807P-01-023.002, 13111 Three Rivers Road, Zoned B-2 (General-business), R-2 (Single-Family), Ward 7 2510SE118 Special Exception Site Street R-1-15 Parcels Buildings Zoning R-B B-1 - Neighborhood Business District B-2 - General Business District R-3 R-1-15 - Single Family Residence District (Low Density) R-2 - Single Family Residence District (Medium Density) R-3 - General Residence (High Density) R-B - Residence-Business District B-2 THREE RIVERS RD Site Information R-B 0807P-01-023.002 Zoning: B-2 (General Business) Size: 1.3 acres Flood: X R-2 0 30 60 90 Yards 1 inch = 200 feet R-1-15 µ DATA DISCLAIMER: All information that is provided on this map is believed to be correct. However, no liability is assumed by the City of Gulfport for errors in substance or form of any of the materials published on this map. The GIS Division, City of Gulfport, provides the information B-1 represented on this map as a service to the community and makes every effort possible to provide quality information. However, no claims, promises, or guarantees about the accuracy, completeness, or adequacy of the information contained on this map are expressed or implied. 2510SE118 Special Exception N COUNTRY Legend HILLS DR Site Street Buildings BYRON RD Water Features CYPRESS CT CRUTHIRDS RD PECAN CT S COUNTRY HILLS DR WILLIAMS RD TRAILWOOD DR THREE RIVERS RD 136377 POPLAR CT 136378 49725 140512 0 60 120 180 SPRUCE CT Yards 56732 1 inch = 400 feet CHERRY µ CT MAPLE CT DATA DISCLAIMER: All information that is provided on this map is believed to be correct. However, no O'NEAL RD liability is assumed by the City of Gulfport for errors in substance or BELLAMARIE TO form of any of the materials published RI FOREST RIDGE DR on this map. The GIS Division, City MA N RD of Gulfport, provides the information OR RD RD 236 represented on this map as a service to the community and makes every effort possible to provide quality information. However, no claims, promises, or guarantees about the accuracy, completeness, or adequacy of the information contained on this map are expressed or implied. Mail PPIN Parcel ID Name Address City State ZIP Y 0807P-01-023.0023 RIVERS LLC (OWNER) 13111 THREE RIVERS RD GULFPORT MS 39503 Adjacent Property Owners (2510SE118) 136377 0807P-01-023.001 EXCHANGERIGHT NET LEASED PORTFOLIO 6 DST PASADENA CA 91116 N 49725 0907M-02-018.000 THREE RIVERS LANDING OF GULFPORT LP C/O DEOMINIUM PLYMOTH MN 55441 56732 0807P-01-023.000 EXECUTIVE HOLDINGS LLC 311 TELLY RD PICAYUNE MS 39466 136378 0807P-01-023.002 3 RIVERS LLC 150 BIENVILLE DR MADISON MS 39110 N 140512 0807P-01-023.003 3 RIVERS LLC 150 BIENVILLE DR MADISON MS 39110  URBAN DEVELOPMENT PLANNING & ZONING PO BOX 1780 | GULFPORT, MS | 1410 24TH AVENUE 228.868.5710 | PLANNERS@GULFORT-MS.GOV PLANNING COMMISSION Hearing Date: Thursday, October 23, 2025 Planning Commission Recommendation  URBAN DEVELOPMENT PLANNING & ZONING PO BOX 1780 | GULFPORT, MS | 1410 24TH AVENUE 228.868.5710 | PLANNERS@GULFORT-MS.GOV PLANNING COMMISSION Hearing Date: Thursday, October 23, 2025 Zoning Map Amendment 2510PC119: Zoning Map Amendment 2510PC119, by owner Cast Developments LLC, requesting to rezone parcels to T4+ (General Urban Zone "Plus"), Tax Parcels 0911A-02- 099.000, 0911A-02-098.000, 139 Palmetto Lane, 418 16th Street, Zoned T4+ (General Urban Zone "Plus"), T5 (Urban Center Zone), Ward 2 2510PC119 Zoning Map Amendment Site Street Parcels Buildings Smart Code T6 T4+ T5 T4+ 16TH ST Site Information 0911A-02-098.000 COURTHOUSE RD 0911A-02-099.000 PALMETTO LN Zoning: T4+ (General Urban Zone "Plus") T5 (Urban Center Zone) Size: 26377.5 sqft Flood: X,AE 0 10 20 30 Yards 1 inch = 100 feet T5 T6 µ DATA DISCLAIMER: All information that is provided on this map is believed to be correct. However, no liability is assumed by the City of Gulfport for errors in substance or form of any of the materials published on this map. The GIS Division, City of Gulfport, provides the information represented on this map as a service to the community and makes every effort possible to provide quality information. However, no claims, promises, or guarantees about the accuracy, completeness, or adequacy of the information contained on this map are expressed or implied. 2510PC119 Zoning Map Amendment Legend Site ATHA LN US or State Highway T AD S Street ILRO AG W S RA Railroad Buildings Water Features WALSTON AVE 25202 22235 99737 38454 22224 43969 22234 104802 22233 PA LMETTO LN 22311 39067 25204 39108 COURTHOUSE RD 16TH ST 22304 22289 22306 22305 101978 0 30 60 90 22247 97510 127926 Yards 22290 1 inch = 200 feet 22291 22303 22221 BEA CH D R 90 £ ¤ µ DATA DISCLAIMER: All information that is provided on this map is believed to be correct. However, no liability is assumed by the City of Gulfport for errors in substance or form of any of the materials published 90 on this map. The GIS Division, City £ ¤ of Gulfport, provides the information represented on this map as a service to the community and makes every effort possible to provide quality information. However, no claims, VD AC H BL promises, or guarantees about the E BE accuracy, completeness, or adequacy of the information contained on this map are expressed or implied. Mail PPIN Parcel ID Name Address City State ZIP Y 0911A-02-098.000 CAST DEVELOPMENT LLC (OWNER) 2472 PASS ROAD, STE A BILOXI MS 39531 Adjacent Property Owners (2510PC119) 39067 0911A-02-095.000 REVELRY OAKS LLC 9585 SOUTH BAYOU BEND DRIVE GULFPORT MS 39503 99737 0911A-02-093.001 MCCARTHY JOHN JOSEPH III 226 COURTHOUSE RD GULFPORT MS 39507 127926 0911A-02-105.001 KELLEY GABRIEL R & MECHELLE A 15803 PEAIRS RD PRIDE LA 70770 N 39108 0911A-02-096.000 REVELRY OAKS LLC 9585 SOUTH BAYOU BEND DRIVE GULFPORT MS 39503 22233 0911A-02-086.000 MANDAL ELIZABETH ANNE TRUSTEE 477 TUSCANO DRIVE BILOXI MS 39531 22304 0911A-02-099.000 ANDERSON VIRGINIA M ETAL 57 TROSSACH ROAD STATEN ISLAND NY 10304 22234 0911A-02-085.000 GOODWIN JAMIE LYNN & WILLIAM 212 PALMETTO LN GULFPORT MS 39507 104802 0911A-02-096.001 PARRINO MARY B 5314 HEIDIS PLACE BATON ROUGE LA 70817 N 22305 0911A-02-098.000 ANDERSON VIRGINIA ETAL 57 TROSSACH ROAD STATEN ISLAND NY 10304 22235 0911A-02-084.000 CHAPMAN RICKEY E & SANDRA A 6022 VISTA CIRCLE GULFPORT MS 39507 N 97510 0911A-02-106.001 WERBY HELEN C & SAMMAR LLC -ETAL- 1308 E BEACH BLVD GULFPORT MS 39501 22291 0911A-02-103.000 MCGRAW FRANK ADAM & DAWN MICHELE 127 MARKHAM DRIVE GULFPORT MS 39507 25204 0911B-02-004.000 SHARP MYLES E 10978 CHANNELSIDE DR GULFPORT MS 39503 22311 0911A-02-094.000 WILSON JOHN T 1225 32ND AVE GULFPORT MS 39501 22303 0911A-02-101.000 CREEKS II LLC THE 799 DESTINY PLANTATION BLVD BILOXI MS 4E+08 22221 0911A-02-102.000 WERBY HELEN C & SAMMAR LLC 1308 E BEACH BLVD GULFPORT MS 39501 22224 0911A-02-087.000 C & G RENOVATIONS LLC 199 TRENTON DR SLIDELL LA 70461 N 38454 0911A-02-093.000 REVELRY OAKS LLC 9585 SOUTH BAYOU BEND DRIVE GULFPORT MS 39503 22306 0911A-02-097.000 KOSKAN ALLEN J PA -ESTATE- 19247 CHAMPION CIRCLE GULFPORT MS 39503 22289 0911A-02-105.000 KELLEY ROBERT EDWARD SR -EST- 7844 BRETT PL BATON ROUGE LA 70818 22290 0911A-02-104.000 SCHLOSSER BRIAN & MELINDA 130 PALMETTO LN GULFPORT MS 39507  URBAN DEVELOPMENT PLANNING & ZONING PO BOX 1780 | GULFPORT, MS | 1410 24TH AVENUE 228.868.5710 | PLANNERS@GULFORT-MS.GOV PLANNING COMMISSION Hearing Date: Thursday, October 23, 2025 Zoning Map Amendment 2511PC122: Zoning Map Amendment 2511PC122, by agent John Dees, requesting to rezone parcel to be T5 (Urban Center Zone), Tax Parcels 0811F-05-026.000, 0811F-05- 027.000, 2100 24th Avenue, 2122 24th Avenue, Zoned T4L (General Urban Zone "Limited"), T5 (Urban Center Zone), Ward 3 2511PC122 Zoning Map Amendment Site Street Parcels Buildings City Limit Smart Code T5 22ND ST T4+ T4L T5 T4+ Site Information 0811F-05-027.000 0811F-05-026.000 24TH AVE 23RD AVE Zoning: T5 (Urban Center Zone) T4L(General Urban Zone "Limited") Size: 1.1 Acres T4L Flood: X 0 10 20 30 Yards 1 inch = 100 feet µ 21ST ST DATA DISCLAIMER: All information that is provided on this map is believed to be correct. However, no liability is assumed by the City of Gulfport for errors in substance or form of any of the materials published on this map. The GIS Division, City of Gulfport, provides the information represented on this map as a service to the community and makes every effort possible to provide quality information. However, no claims, promises, or guarantees about the accuracy, completeness, or adequacy of the information contained on this map are expressed or implied. 2511PC122 Zoning Map Amendment Legend Site US or State Highway 23RD ST Street Alley Railroad Buildings Water Features 23RD AVE 19332 93631 19326 19331 93626 19330 19327 19316 £ ¤49 19315 19329 19328 22ND ST 19413 19411 19405 19404 25TH AVE 24TH AVE 22ND AVE 19414 19403 0 30 60 90 19410 90803 Yards 19402 19415 19408 1 inch = 200 feet 21ST ST 49 £ ¤ 19578 19596 19595 19594 19593 19587 19588 19589 19610 19609 19608 µ DATA DISCLAIMER: All information that is provided on this map is believed to be correct. However, no liability is assumed by the City of Gulfport for errors in substance or form of any of the materials published on this map. The GIS Division, City 20TH ST of Gulfport, provides the information represented on this map as a service to the community and makes every effort possible to provide quality information. However, no claims, promises, or guarantees about the accuracy, completeness, or adequacy of the information contained on this map are expressed or implied. Mail PPIN Parcel ID Name Address City State ZIP Y 0811F-05-026.000 RUSSELL MORAN (OWNER) 2100 24TH AVE GULFPORT MS 39501 JOHN DEES (AGENT) 18053 LAKE BREEZE DR SAUCIER MS 39574 Adjacent Property Owners (2511PC122) 19402 0811F-01-091.000 POWER SOURCE CHRISTIAN CENTER INC 3714 AJAX ST HOUSTON TX 77022 19327 0811C-03-046.000 SWITZER VINCENT KEITH 4464 KENDALL CIRCLE GULFPORT MS 39507 19415 0811F-05-030.000 KINSEY LEWIS E & DARLA J 2101 24TH AVE GULFPORT MS 39501 93631 0811C-03-085.000 TAYLOR JAMES R 2214 24TH AVE GULFPORT MS 39501 19330 0811C-03-049.000 CATHOLIC DIOCESE OF BILOXI INC 1790 POPPS FERRY RD BILOXI MS 39532 19408 0811F-05-003.000 EASTERLING ROBERT C 2608 EVERGREEN LANE BILOXI MS 39531 19328 0811C-03-047.000 WENNINGER DARNELL NICOVICH 115 ALVERADO DR LONG BEACH MS 39560 19403 0811F-01-092.000 PAYZONE LLC 2108- 23RD AVENUE GULFPORT MS 39501 90803 0811F-05-002.000 FOWLER LAVELL 2107 23RD AVE UNIT A GULFPORT MS 39501 19405 0811F-05-001.000 MATTHEWS F MICHAEL 109C MOLOAKI VILLAGE DIAMONHEAD MS 39525 19404 0811F-01-093.000 TINDELL INVESTMENTS & PROPERTY LLC 2200 25TH AVE GULFPORT MS 39501 19410 0811F-05-026.000 ARBAN MICHAEL S 15520 DANIEL BLVD STE E GULFPORT MS 39503 19609 0811F-01-089.000 HALEY JOSHUA 2018 23RD AVE GULFPORT MS 39501 19610 0811F-01-090.000 OAK PLACE LLC 1124 2ND STREET GULFPORT MS 39501 19588 0811F-05-005.000 DOWDLE WAYNE JR 13616 TARA HILLS CIR GULFPORT MS 39503 N 19332 0811C-03-051.000 TAYLOR JAMES R 2214 24TH AVE GULFPORT MS 39501 19316 0811C-03-087.000 CRUTHIRDS JEFFREY D 2410 22ND ST GULFPORT MS 39501 19331 0811C-03-050.000 PIERRE SYLVIA MARIE 2210 24TH AVE GULFPORT MS 39501 19329 0811C-03-048.000 SUMRALL WILLIAM R JR & LAURIE C 2200 24TH AVE GULFPORT MS 39501 19315 0811C-03-086.000 MAGGIO LAW FIRM PC 2201 24TH AVE GULFPORT MS 39501 19578 0811F-05-031.000 ROB-LANDS LLC 111 LUNDGREN LANE GULFPORT MS 39507 19587 0811F-05-004.000 NICHOLSON REAL ESTATE III LLC P O BOX 584 GULFPORT MS 39502 19589 0811F-05-006.000 PALMS LLC 16164 ORANGE GROVE RD GULFPORT MS 39503 19593 0811F-05-022.000 SOMEWHERE IN TIME LLC 922 PORTER AVE OCEAN SPRINGS MS 39564 19413 0811F-05-028.000 HARTFIELD GEORGE D SR 1325 28TH AVE GULFPORT MS 39501 N 19411 0811F-05-027.000 ARBAN MICHAEL S 15520 DANIEL BLVD STE E GULFPORT MS 39503 19596 0811F-05-025.000 JAC HOLDINGS LLC 19157 CHAMPION CIRCLE GULFPORT MS 39503 19594 0811F-05-023.000 GUTHRIE DEBRA G 13510 WHITE TAIL DR TYLER TX 75707 19595 0811F-05-024.000 RUSHING SHERMAN JOSEPH SR 10166 WOODLANDS DR BILOXI MS 39532 19326 0811C-03-045.000 POSSUM NECK ACQUISITIONS LLC 2103 5TH ST MERIDIAN MS 39301 93626 0811C-03-086.001 LOGAN BERINDA E 129 HILLCREST CIR PASS CHRISTIAN MS 39571 19608 0811F-01-088.000 MCKEE INVESTMENTS INC 1235 22ND ST GULFPORT MS 39501 19414 0811F-05-029.000 GULF COAST COMM FED CREDIT UNION 12364 HWY 49 GULFPORT MS 39503