If you are relocating to Gulfport, MS --I encourage you to make a pit stop by Gulfport MS City Website .
Today I was reviewing the online zoning manual while coordinating different projects being done at 3214 12th St, Gulfport MS, Harrison County, Zip Code 39501, Area Code 228, Ward 2, Zoned T4L in preparation for the soon to come--Listing Launch.
It struck me that the City of Gulfport website is simply a great source for anything Gulfport.
...You might want to double check the zoning classification and flood rating of your property of interest. Especially with the recently Developed Smart Plans, 1 street can make a difference in the personal value of your property--simply by what you will have the "right" to do with it. For example:
T4L (T4 “Limited”) – General Urban Zone “Limited”
Consists of primarily residential buildings, on lots typically smaller than T3,
with small (1,000 sf) mixed-used neighborhood retail limited to first story of
buildings at corners, not more than two corner stores per block. Buildings
are 2-4 stories max. Additional density is not allowed through transfers.
This zone allows a very limited level of mixed-use.
HMMM...What does that mean? P&Z ran through some scenarios with me...this particular property,for example could be a restaurant if the property complied with other applicable codes. It definitely seems that the Live-Work definition would apply to the T4L Smartcode zoning. Note below that there is an important difference between LIve-Work and Work-Live.
Below are some Smartcode defintions that could be important to you:
Work-Live: A fee-simple mixed-use unit with a substantial Commercial component that may accommodate employees and walk-in trade. Work-Live units allow more intensive non-residential usage and are therefore allowed only in Zones T4, T5, and T6, subject to the combined requirements of both the residential and the non-residential uses. In particular this subjects Work-Live units to ADA requirements and parking requirements more stringent than those imposed on Live-Work units. See Live-Work.
Live-Work: A fee-simple dwelling unit that contains a Commercial component in the unit to accommodate a Home Occupation. Live-Work units are permitted in Zones T3, T4, T5, and T6, subject to Home Occupation requirements and to parking requirements in addition to those for the associated dwellings. Live-Work units constitute the only Restricted Office use. (Synonym: Flexhouse.)
In closing, even though your Real Estate Broker or Agent may be confirming zoning issues for you. Please, double clarify yourself, for yourself. This is advisable for every town and county in the MS Gulf Coast. Also, I have noticed that in the MLS subdivisions are sometimes wrong. You can also double check this by reading the legal description of the property.
If I have confused you in any way--feel confident that Gulfport Planning and Zoning has a great customer service attitude. Give them a call. It helps to have the address and/or parcel # available for them.
Coming soon...The Official Listing Launch for 3214 12th St., Gulfport, MS...