Last Updated: July 16, 2026
St. Petersburg City Council approved a major optional zoning overlay in May 2026 that reshapes what can be built along Central Avenue and the SunRunner bus rapid transit corridor.
The change is one of the most significant transit-oriented development moves in recent years for the city. Property owners can keep their existing zoning or opt into new rules that allow higher density, taller buildings, mixed-use projects, and — critically — no parking minimums.
This guide explains how the overlay works, the exact numbers, and what it means for buyers, sellers, and investors looking at properties on or near Central Avenue.
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 continue under the existing base zoning or choose the new standards for greater development intensity and flexibility.
It applies primarily to Central Avenue west of 19th Street and properties within roughly a quarter-mile of SunRunner stations running from downtown toward the beaches.
The city has been aligning zoning policy around the SunRunner since the BRT launched in 2022. This overlay is the latest step from the SunRunner Rising Development Study.
Station Area Types and Density (FAR)
The overlay uses Floor Area Ratio (FAR) as the primary intensity control. FAR measures total building floor area relative to 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, e.g., 40th, 49th, 58th, 66th Street stations):
- Base FAR: 3.0
- Bonus: +1.0
- Maximum: 4.0 FAR
FAR bonuses can be earned by contributing to the Housing Capital Improvements Projects (HCIP) trust fund for workforce housing, purchasing transfer of development rights (TDRs) from locally designated landmarks, or meeting specific streetscape and retail frontage standards.
Higher FAR means more total building square footage on the same lot — more units, more mixed-use space, or larger commercial footprints.
Building Heights
Heights also increase under the overlay:
- Up to 150 feet in designated higher-intensity (blue) areas near key stations.
- Up to 86 feet in other (green) areas.
This allows medium- to high-rise mixed-use and residential buildings that were previously limited by base zoning.
Parking: No Minimums
One of the biggest practical changes is the elimination of parking minimums throughout the overlay.
Developers decide how much parking to provide based on actual demand rather than arbitrary formulas. This lowers construction costs, especially on small or constrained lots that previously could not support structured parking or large surface lots.
Supporters (including Activate St. Pete, the Chamber of Commerce, and YIMBY advocates) argued that parking mandates inflate housing costs and discourage walkable, transit-oriented projects. Neighborhood groups raised spillover concerns; council noted residential parking permit programs as a potential mitigation tool.
Parking is still pushed to the rear of properties where provided, and design standards favor pedestrian-oriented ground floors.
How Opt-In Works
- Confirm the parcel is inside the SunRunner Overlay / Activity Center boundary.
- Review the applicable station area type (Urban vs Neighborhood/Village) for exact FAR and height limits.
- Decide whether to develop under base zoning or opt into the overlay standards.
- Pursue any bonuses (workforce housing, TDRs, design) if seeking maximum intensity.
- Meet streetscape, retail frontage, and form standards for the overlay.
Older buildings (50+ years) can often be retained and excluded from certain density calculations, which incentivizes adaptive reuse over demolition.
What It Means for Buyers
- Land value upside: Parcels near Urban stations with redevelopment potential become more attractive to multifamily and mixed-use developers. Expect stronger competition and higher prices on well-located sites.
- Investment thesis: More housing supply near transit can support long-term rental demand. Walkable corridors with density often attract younger renters, workforce housing, and some short-term demand where rules allow.
- Due diligence must-haves:
- 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 automatically equal legal nightly Airbnb).
- HOA or deed restrictions that could block redevelopment.
- Current parking and access constraints.
- Pair this guide with the Pinellas County Flood Zones page and an Airbnb investment analysis before underwriting any pro forma.
What It Means for Sellers
- Properties inside the overlay can market redevelopment potential as a premium.
- Clean title, elevation certificate, and any existing entitlements or site plans become more valuable.
- Be ready to disclose the optional nature of the overlay — buyers will verify.
- Corridor properties with surface parking or underutilized commercial can attract developer attention.
Risks and Pushback
Preservation groups noted the risk of losing older commercial buildings that give Central Avenue its character. Neighborhood associations worry about parking spillover into residential streets. Infrastructure capacity (water, sewer, traffic) will be tested as projects move forward.
The overlay does not override flood, building code, or private restrictions. It also does not automatically legalize short-term rentals — St. Pete’s transient rules still apply parcel by parcel.
Bottom Line for 2026
The SunRunner Overlay is a real density and parking reform along one of St. Pete’s most important corridors. It rewards properties near stations with higher FAR, taller envelopes, and lower parking costs.
For investors and buyers, the winners will be parcels that clear flood risk, private restrictions, and market demand while sitting in Urban or strong Neighborhood station areas. The losers will be those that ignore the optional nature of the rules or underwrite as if every lot can suddenly go high-rise overnight.
If you own or are underwriting a property on or near Central Avenue, the next step is a parcel-level check: overlay eligibility, station type, FAR/height potential, flood, and rental rules.
Next Steps
- Share the address for a free 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.