Biloxi Residents Say “No” To Development Project

310 Citizens Sign Petition to City Council

A petition urging the Biloxi City Council to reject the zoning of the former Beauvoir Elementary property for the *Beauvoir Villas project by Elliott Homes has gathered signatures from 310 residents. Supporters of the petition state that the Beauvoir Villas* project would increase housing density for single-family homes beyond the acceptable standards maintained in Biloxi since the 1940s, as well as in neighboring cities like Gulfport and Ocean Springs. They warn that approving the plan would set a harmful standard by violating existing zoning laws and encouraging future developments to ignore regulations meant to protect neighborhoods and standards of living.

Open Space Set-Aside Connections (Figure 23–6–6(C)(4)b, Biloxi Land Development Ordinance)

Many residents stress that they are not opposed to growth or new development itself, only to developments that disregard established ordinances. They argue that if the City Council wants to allow such developments, it should update zoning regulations through proper democratic processes, rather than granting special exceptions that undermine public trust.

The petition has become a rallying point for neighbors determined to prevent a development that would dramatically lower the standards of living that Biloxi’s Land Development Ordinance is intended to protect.

Petition Against “Beauvoir Villas” Planned Development-Residential (PD-R)

Beauvoir Villas: Project Facts and Figures

The proposed Beauvoir Villas project would build 213 two-story single-family houses on a 16.7-acre site. Each lot would measure as little as 1,500 square feet, far below Biloxi’s long-standing 5,000 square foot minimum for single-family homes. Even after revisions reduced the number of lots from 251 to 213 and increased side setbacks from 2.5 feet to 5 feet, the plan remains much denser than any single-family housing project of this size approved by the City pre-construction.

Beauvoir Villas Site Plan

To allow the smaller lots, the developer must secure rezoning to Planned Development-Residential (PD-R), since the current Low-Density Single-Family Residential (RS-10) zoning requires a minimum of 10,000 square feet. Even if rezoned to High-Density Single-Family Residential (RS-5), the minimum lot size would be 5,000 square feet, which is far larger than the 1,500-square-foot lots proposed. By pursuing PD-R approval, the developer seeks to get around these standards.

Under Biloxi’s Land Development Ordinance, the Planned Development-Residential (PD-R) District is meant to promote innovative, creative design that combines diverse residential uses in close proximity and makes efficient use of open space. The ordinance allows limited, small-scale institutional or commercial uses when they primarily serve residents of the development. PD-R projects should offer a superior living environment with varied housing types and community-focused amenities, not simply increase housing density without meeting the required qualifications.

Mixed Use Concept Diagram, City of Meridian

Arguments Against the Project

Residents opposing the Beauvoir Villas plan argue that the proposed density is incompatible with Biloxi’s long-established zoning standards and would set an unacceptable precedent citywide. They note that the City has maintained minimum single-family lot sizes of 5,000 square feet or more since the 1940s to preserve neighborhood scale, privacy, and stability. Approving 1,500-square-foot lots, they contend, would dramatically depart from these norms and diminish quality of life.

High-Density Single-Family Residential (RS-10) Example Lot Configuration (Figure 23–3–2(E)(4), Biloxi’s Land Development Ordinance)

Opponents emphasize that even the most dense single-family zoning requires a minimum of 5,000 square feet per lot, demonstrating how far below established standards the proposal falls. They argue that the developer’s plan to rezone to Planned Development-Residential (PD-R) is not intended to fulfill PD-R’s purpose of innovative, community-oriented design, but rather to circumvent existing regulations to maximize the number of homes on the site and profitability.

Residents also highlight that the proposal fails to meet the open-space set-aside requirements defined in the city’s Land Development Ordinance, which cannot be waived. Under PD-R rules (in this zone), at least 20% of the property must be reserved as open space, which would amount to approximately 145,400 square feet on this 16.7-acre site. The current plan allocates only about 39,100 square feet — falling short by more than 100,000 square feet and violating a non-negotiable ordinance standard intended to ensure livability and access to community space.

A Portion of Open-Space Set-Aside Features (Table 23–6–6(C)(2), Biloxi’s Land Development Ordinance)

They further assert that the plan conflicts with the City’s Comprehensive Plan, which envisions growth that balances housing needs with neighborhood integrity, infrastructure capacity, and preservation of community character. Residents warn that granting PD-R approval in this case would effectively rewrite zoning rules for a single project without comprehensive public input or a citywide discussion of how zoning should evolve — setting a precedent that could undermine trust in Biloxi’s planning process.

Monarch Villas

Residents point to the approval of Monarch Villas, another Elliott Homes project with similar homes at the corner of Motsie Road and Popps Ferry Road, on October 1, 2024, as a stark example of what they fear is repeating with Beauvoir Villas. That project is approved under Planned Development–Commercial (PD‑C) despite being just 1.5 acres, far below the 5-acre minimum required by ordinance. It also consists entirely of detached single-family homes, which are explicitly prohibited in PD‑C districts, and fails to meet the 20% open-space mandate — offering only 8,651 square feet instead of the required 13,143 square feet.

Approval started with an variance that bypassed the minimum and unwaiverable district size requirement and further progressed with City disregarding use and open-space standards. According to Harrison County records, only 4 of the 25 homes have sold in the nine months since the approval. Residents warn that Beauvoir Villas could follow this same path.

What Next?

The Beauvoir Villas proposal is expected to come before the Biloxi City Council in July, likely at the 15 July 2025 meeting, giving residents a final opportunity to voice their concerns directly to city leaders. Petitioners believe that if officials want to encourage higher-density housing, they should pursue citywide ordinance changes through transparent processes with public input, rather than granting exceptions to individual developers. Upholding the Land Development Ordinance, they contend, is essential to maintaining trust in Biloxi’s planning process and ensuring that future development preserves the character, stability, and livability of the city’s neighborhoods.