City council advances transit-based zoning changes

An underutilized and historically industrial area’s stakeholders have long clamored for sweeping zoning changes to increase housing, employment and commercial opportunities in their corner of St. Petersburg.

Those plans are now moving forward. At its June 6 meeting, the city council unanimously approved zoning amendments and a target-employment center (TEC) overlay that will significantly impact the Warehouse Arts District and 22^nd Street South corridor’s future.

However, opinions varied on ideal density and parking allowances. Councilmembers and city administrators have time to discuss minutiae further as they await county and state approval before a second public hearing in September.

“I think it’s one of the most exciting things that’s happening,” said Councilmember Lissett Hanewicz. “This is going to be a really cool area.”

Examples of what area stakeholders hope to accomplish with the zoning changes. Screengrab, city documents.

Plans to allow transit-oriented development (TOD) in typically industrial and residentially zoned areas coincided with those to launch the SunRunner nearly a decade ago. The overarching goal is to increase connectivity, livability and job opportunities in a city expected to continue seeing exponential growth.

Local officials commissioned the SunRunner Rising Development Study to discern how TOD around the service’s stations could spur revitalization and growth. City council members approved its recommendations first, much to the delight of area stakeholders.

Duncan McClellan, artist and owner of an eponymous gallery in the district, offered his “full support” for the zoning changes and employment overlay. “This will allow growth,” he said. “Allow us to continue what we’re doing and … the growth to take it to the next level.”

The TEC overlay encompasses roughly 58 acres south of 1^st Avenue and west of I-275. City officials created it to meet county comprehensive plan requirements and implement TOD zoning changes that will eventually increase density around arterial roadways throughout St. Petersburg.

Derek Kilborn, urban planning manager, said the TEC would support creatives who live and work in the enclave while protecting industrial and manufacturing space. Stakeholders believe it will also spur new commercial activity.

A graphic showing the target center employment overlay area. Screengrab, city documents.

Kilborn said administrators historically classified an incubator space or craft beverage production facility as “light manufacturing” to circumvent regulations. They have since used stakeholder feedback to update definitions and explicitly allow new uses like an artist’s retreat.

To qualify, a building owner must dedicate 40% of its ground floor to target employment operations. Those include several light industrial, manufacturing and arts-related activities compatible with residential and commercial areas.

The overlay also allows retail, office, research, educational and multifamily developments. Kilborn noted those must occur “concurrently with or after” target employment uses.

“Once you do that … you essentially unlock the ability to now go beyond what is currently allowed in the zoning and start to incorporate these other … transit-oriented development-supportive uses,” he explained. “Your multifamily (housing), your restaurant and bar, retail, some commercial, recreation and performance arts venue opportunities.”

City officials applied downtown center parking regulations to the overlay. Developments within a quarter mile of the 22^nd Street SunRunner station receive a 25% space reduction. Multifamily housing units encompassing less than 750 square feet have no parking requirement.

The city will waive parking standards to encourage adaptive reuse of current buildings. Liz Abernethy, planning and development director, said the owner of a 10,000-square-foot warehouse could convert half the space into a restaurant without providing parking spaces.

“This is transit-oriented development; it’s not car-oriented development,” said Councilmember Gina Driscoll. “I think the residents and people who have spoken up about eliminating parking minimums in this area altogether – they’ve got a point.”

A graphic showing the maximum allowable building heights. Screengrab, city documents.

The Pinellas Trail bisects the area, which Driscoll called St. Petersburg’s “next great neighborhood.” She asked if property owners could contribute to a pedestrian improvement fund rather than provide parking.

Abernethy said administrators could explore that option, which mirrors the housing bonus process. The plan currently allows a 1.5 base floor-area ratio of (FAR).

Kilborn explained that a FAR determines a building’s permissible square footage. For example, the 1.5 FAR would allow a 15,000-square-foot building on a lot encompassing 10,000 square feet. He said that standard is often preferred over height allowances as it provides design flexibility.

Developers can receive workforce housing and other bonuses to achieve a 5.0 FAR. Abernethy said they could also contribute to a fund and receive the increased density allowance. The maximum building height is eight stories.

Multiple stakeholders want to see a higher base FAR. Abernethy said the 1.5 starting allowance would encourage workforce housing construction and increase opportunities for people who lack a market-rate developer’s resources.

“We need a FAR that’s going to reflect our commitment to really making a difference in this neighborhood,” Driscoll said. “We have the votes to go to 2.0 … I think that’s just enough more that we’re going to help more people make the numbers work.”

Council members unanimously agreed to pass the overall package while continuing to discuss FAR and parking requirements. They will hold a second and final public hearing Sept. 5.