Biloxi council denies rezoning request that would allow pickup window at Papa John’s on Pops Ferry Road

The Biloxi City Council voted to deny a request to rezone 1896 Pops Ferry Road from Limited Business to Neighborhood Business, a change the Papa John’s franchisee said was needed to install a pickup window for preordered customers.

The 4–3 vote Thursday followed repeated objections from nearby residents who said the change would open the door to drive-up service and would worsen traffic, light trespass and 4 a.m. dumpster pickups. The matter had been denied previously by the Planning Commission.

Neighbors said they supported the business but opposed altering the zoning. “Our concern isn’t necessarily Papa John’s … our biggest thing is future development,” Brandon Webb, president of the Taylor Oaks homeowners association, told the council, saying a pickup window could lead future businesses to seek drive-up service and increase traffic in the neighborhood.

Nut graf: The council’s decision keeps the property’s Limited Business zoning in place. Council members who supported denial said they were protecting adjacent residential neighborhoods from the long-term precedent a zoning change could create; opponents of the denial said the business change would be a modest customer convenience.

Council and public comments

Residents pressed three practical points throughout public comment: (1) lighting from the store was directed toward neighboring yards and remained unresolved after construction, (2) dumpster pickups occurred around 4 a.m. and woke nearby residents, and (3) adding a pickup window could change traffic patterns on Pops Ferry Road and at the neighborhood’s side streets. Neil Morris, a Taylor Oaks resident, said the building’s rear lights were “so bright … it projects lights all through the subdivision.”

Donna Bridal, who identified herself as the owner/operator of the Papa John’s at 1896 Pops Ferry Road, told the council the request was strictly to add a pickup window for preordered customers and that about “73% of our customers actually do pick up their pizza.” She said she had addressed the dumpster issue and would investigate the lighting complaints.

Planning and precedent

City staff and councilors noted the item’s procedural history. The Planning Commission denied a drive-up window request in March and again in April (the second vote was 10–4 against), leaving opponents with a record of prior denials they urged the council to honor. Several council members and staff suggested a text amendment or conditional-use path that would allow the council to evaluate drive-up windows case-by-case without changing base zoning across the corridor.

Action and outcome

The formal motion to deny the zoning change was made by Councilman McGilvray and seconded by Councilman Lawrence. The mayor presided. The motion carried by a 4–3 vote; council members in favor of denial included Councilmen Tisdale, McGilvray, Glavin and Lawrence. The request to rezone to Neighborhood Business was denied, preserving the Limited Business designation at 1896 Pops Ferry Road.

What’s next

Mayor, councilors and staff urged the business and neighbors to continue resolving the remaining operational concerns (lighting and dumpster timing) through code enforcement and direct outreach. Staff said they would investigate the lighting complaint and work with the owner on remediation.

Ending: The council’s vote preserves the existing zoning and leaves open other permitting avenues such as a conditional use or text amendment should the city pursue a broader policy change for drive-up windows in commercial zones.