Last Updated: July 16, 2026
In May 2026, St. Petersburg City Council approved an optional zoning overlay that changes what owners can build along Central Avenue and the SunRunner bus rapid transit corridor.
Property owners can keep existing base zoning or opt into rules that allow higher density, taller buildings, mixed-use projects, and no parking minimums. If you buy, sell, or redevelop near Central Avenue, the numbers matter: FAR caps, height bands, station type, flood, and St. Pete transient rules still apply parcel by parcel.
What was approved
On May 15, 2026, City Council voted unanimously to adopt the SunRunner Overlay (also called the Central Avenue / SunRunner BRT overlay). Councilmember Mike Harting recused himself.
The overlay is optional. Owners can stay on base zoning or choose the new standards for more intensity and flexibility.
It applies mainly to Central Avenue west of 19th Street and properties within about a quarter-mile of SunRunner stations from downtown toward the beaches.
The city has been adjusting zoning around SunRunner since BRT service started in 2022. This overlay follows work from the SunRunner Rising Development Study.
Station area types and density (FAR)
The overlay uses Floor Area Ratio (FAR) as the main intensity control. FAR is total building floor area divided by lot size.
Urban station areas (highest intensity, around 22nd Street South and 32nd Street stations):
- Base FAR: 4.0
- Bonus: +1.0
- Maximum: 5.0 FAR
Neighborhood and village station areas (farther west, for example 40th, 49th, 58th, 66th Street stations):
- Base FAR: 3.0
- Bonus: +1.0
- Maximum: 4.0 FAR
FAR bonuses can come from paying into the Housing Capital Improvements Projects (HCIP) trust fund for workforce housing, buying transfer of development rights (TDRs) from locally designated landmarks, or meeting streetscape and retail frontage standards.
Higher FAR means more floor area on the same lot: more units, more mixed-use space, or larger commercial footprints.
Building heights
Heights also go up under the overlay:
- Up to 150 feet in designated higher-intensity (blue) areas near key stations.
- Up to 86 feet in other (green) areas.
That opens medium- to high-rise mixed-use and residential buildings that base zoning often blocked.
Parking: no minimums
The practical change many owners care about is the elimination of parking minimums across the overlay.
Developers choose how much parking to build based on demand instead of a fixed formula. That can cut cost on small or tight lots that could not support structured parking or large surface lots.
Supporters (including Activate St. Pete, the Chamber of Commerce, and YIMBY groups) argued parking mandates raise housing costs and discourage walkable, transit-oriented projects. Neighborhood groups raised spillover concerns. Council pointed to residential parking permit programs as one possible tool.
Where parking is provided, it is still pushed to the rear, and design standards favor pedestrian-oriented ground floors.
How opt-in works
- Confirm the parcel is inside the SunRunner Overlay / Activity Center boundary.
- Check the station area type (Urban vs Neighborhood/Village) for FAR and height limits.
- Decide whether to develop under base zoning or opt into the overlay.
- Pursue bonuses (workforce housing, TDRs, design) only if you want maximum intensity.
- Meet streetscape, retail frontage, and form standards for the overlay.
Buildings 50+ years old can often be retained and excluded from certain density calculations, which favors adaptive reuse over demolition.
What it means for buyers
- Land near Urban stations with redevelopment potential draws multifamily and mixed-use interest. Well-located sites see more competition and higher prices.
- More housing near transit can support long-term rental demand. Walkable density often pulls workforce renters and, where rules allow, some short-term demand.
- Before you underwrite, confirm:
- Exact station area designation and overlay eligibility for the address.
- Current base zoning vs overlay potential.
- Flood zone and elevation (many Central Ave areas still carry flood risk).
- STR / rental rules (city of St. Pete has its own transient occupancy limits; density does not equal legal nightly Airbnb).
- HOA or deed restrictions that could block redevelopment.
- Current parking and access constraints.
- Pair this with the Pinellas County Flood Zones page and an Airbnb investment analysis before you lock a pro forma.
What it means for sellers
- Properties inside the overlay can market redevelopment potential as part of the story.
- Clean title, elevation certificate, and any existing entitlements or site plans matter more.
- Disclose that the overlay is optional. Serious buyers will verify.
- Corridor sites with surface parking or underused commercial often get developer attention.
Risks and pushback
Preservation groups worry about losing older commercial buildings that give Central Avenue its character. Neighborhood associations worry about parking spillover onto residential streets. Water, sewer, and traffic capacity will get tested as projects move.
The overlay does not override flood rules, building code, or private restrictions. It also does not legalize short-term rentals by itself. St. Pete transient rules still apply address by address.
Practical take for 2026
The SunRunner Overlay is density and parking reform on a corridor people actually bid on. Station-adjacent parcels can get higher FAR, taller envelopes, and lower parking cost.
What still kills deals: flood, private restrictions, weak demand, or underwriting every lot as if it will go high-rise overnight. The overlay is optional; base zoning still exists.
If you own or are underwriting on or near Central Avenue, run a parcel-level check: overlay eligibility, station type, FAR/height potential, flood, and rental rules.
Next steps
- Share the address for a zoning + flood + investment screen.
- Review the full St. Petersburg STR market guide.
- Compare with the Pinellas short-term rental rules hub.
- Get a current home value estimate or investor guide.
Contact Troy Nowak at Mangrove Bay Realty for address-specific due diligence on Central Avenue and SunRunner corridor properties.