Legislative changes increase density in St. Pete neighborhoods

Residential neighborhoods in St. Petersburg could soon see 10-story mixed-use buildings adjacent to single-family homes, following changes to the state’s Live Local Act.

Districts and structures designated as historic after Jan. 1, 2000, are not exempt from the increased density allowances provided by Senate Bill 1730. City council members discussed the updated law, enacted July 1, and its local impacts Thursday morning at a committee meeting.

The bill modifies the Live Local Act, which enables developers to circumvent zoning restrictions if they dedicate at least 40% of residential units to households earning up to 120% of the area median income, currently $125,160 for a family of four in St. Petersburg. SB 1730 will primarily affect areas that, while typically considered residential, also allow commercial uses.

“I want to make sure that these neighborhoods understand what could be coming,” said Councilmember Lisset Hanewicz. “This is going to impact a lot of neighborhoods that are not used to this.”

She clarified that neighborhoods like Old Northeast, Historic Kenwood and other areas adverse to mid-rise towers could soon have a 10-story building neighboring their property. Hanewicz wants residents to realize that a Live Local development could “look like it doesn’t belong there.”

The latest changes apply to areas with Corridor Residential Traditional and Corridor Residential Suburban zoning, and parcels owned by a religious institution. Live Local previously increased density allowances and offered tax credits for developments on Commercial Corridor Traditional, Commercial Corridor Suburban, Industrial Suburban, Industrial Traditional, Downtown Center, Regional Center, Employment Center or Institutional Center-zoned properties.

A map highlighting the areas (color-shaded) impacted by the new legislation. Image: City documents.

Mark Van Lue, assistant director of housing and community development, said many of the areas highlighted are “not going to work” due to space limitations and other restrictions. However, Hanewicz noted, developers could buy and consolidate properties.

“There’s not much we could do about that,” Van Lue admitted. “The changes will increase the value of parcels within those districts to a developer who wants to consolidate multiple lots.”

SB1730 caps the height of proposed developments with single-family homes on “two or more sides” at 150% of the tallest building on any adjacent parcel, or 10 stories. The legislation excludes properties separated by a road or body of water.

The law allows height restrictions on parcels within historic districts or contributing structures. However, the cutoff date for designation was over 25 years ago.

For example, St. Petersburg’s Mirror Lake neighborhood became a historic district in December 2024. All but two of those local areas are exempt from the legislation’s protections.

“When you create the information that needs to go to the neighborhoods, some need to be made aware that their local historic designation doesn’t mean anything, depending on when it is done,” said Councilmember Gina Driscoll.

“I think making people well aware of that might prevent us from spending extra time on that litigation report later.”

The law requires local administrations to submit reports detailing projects proposed and approved under the Live Local Act, their reasons for disapprovals and any litigation stemming from a developer suing over their decision. “It’s always a fun time of year when we’re trying to figure out what the State Legislature has done that we have to react to,” said Councilmember Brandi Gabbard.

SB 1730 allows an impervious surface ratio of up to 100%. The city cannot prevent a developer from completely paving over parcels for a Live Local project.

“They still have to show that they’re managing drainage,” Van Lue said. “If they’re going to cover the entire lot, there’s got to be drainage.”

The legislation mandates that residential uses must encompass 65% to 90% of a project’s square footage. Derek Kilborn, historic preservation manager, believes the stipulation was to prevent local governments from implementing an “unreasonable” commercial square footage requirement to kill a development.

Kilborn expects to see more religious institutions partner with developers to create affordable and workforce housing on church property. Mayor Ken Welch and other city leaders were staunch advocates of the “Yes in God’s Backyard” initiative.

Killborn clarified that churches must retain ownership of the property and maintain a house of public worship. “There’s one specific example where I’ve already been talking to them to let them know this is coming through, and we’re going to be incorporating those changes,” he said.

Councilmember Corey Givens Jr. urged administrators to help ensure faith leaders are not “being taken advantage of” by developers. The city will create an interactive map for residents to see if the legislative changes impact their neighborhood.