History
The smallest lot size currently permitted under Single-Family Residential zoning in Biloxi is 5,000 square feet [ref.]—a threshold that is defined as High Density by the city’s own standards. But where did this number come from, and when was it established?
We searched for answers and found them buried in the city’s historical records, tucked within the archives of decisions made by the Mayor and Board of Commissioners decades ago—on 5 March 1956. In a unanimous vote, Biloxi’s leaders at the time either introduced—or reaffirmed—that “the minimum lot area shall be 5,000 square feet,” with “a minimum lot width of 50 feet,” and a rule that “no building shall be erected within 20 feet of any street right-of-way line” in all residential districts.
But is Biloxi’s standard an outlier? Not quite. Gulfport shares the same 5,000-square-foot minimum [ref.], while nearby D’Iberville [ref.] and Ocean Springs [ref.] allow slightly smaller lots—just 4,000 square feet—in their Single-Family Residential zones.
Setting Standards
Elliott Homes’ updated plans for “Beauvoir Villas” proposes lots as small as 1,500 square feet—on land currently zoned for lots no smaller than 10,000 square feet. But how is this even possible, especially when the minimum for any Single-Family Residential zone in Biloxi is 5,000 square feet? The answer lies in a powerful exception: the City Council’s ability to approve Planned Developments, which they are expected to vote on for this project in July.
We won’t revisit the complexities of Planned Developments here, but if you haven’t already read our earlier update, “Planned Development? Rezoning? What You Need to Know Before Tuesday!”, now would be a good time to do so.
The real question isn’t just what is being proposed—it’s why here, and why now? If Biloxi’s minimum lot size for single-family zoning has been firmly set at 5,000 square feet for generations, then why shouldn’t this developer be held to that same standard? We’ve all heard the buzzwords—“affordable housing,” “increased access,” “greater options.” But let’s be honest: this is not affordable housing. And throughout the entire planning and approval process for Beauvoir Villas, not one person—not a single official, planner, or advocate—has explained how this project satisfies the clear requirements for Planned Development approval.
Even the most vocal supporters have steered clear of the language that actually matters. Nowhere do we hear the words “innovative,” “creative,” “mixed-use,” or “high-quality”—terms that are not just aspirational, but explicitly stated for Planned Development–Residential Districts (PD-R) [ref.]. Why the silence? Because they can’t say it. Because it isn’t true.
Let us be unequivocal: the only purpose driving this Planned Development approval—even after the so-called updates—is to give this particular developer the green light to override Biloxi’s long-held zoning standards and cram as many houses as possible onto as little land as possible. The motive? Profit. Not smart community development. Just profit.
Good Enough for Everyone
If this is truly the kind of development Biloxi wants, then let’s stop pretending—get serious about it. Let’s stop carving out exceptions for the well-connected and start applying the rules equally. If 1,500-square-foot lots are acceptable here, then they should be acceptable everywhere High-Density Single-Family Residential is allowed. City Council should do what integrity demands: propose a Text Amendment to the Land Development Ordinance and lower the minimum lot size for High-Density Single-Family Residential zoning across the board—from 5,000 square feet to 1,500.
Because if it’s good enough for this developer, then it’s good enough for every developer. If it’s good enough for the goose, it better be good enough for the gander.