As housing demands surge in urban areas, cities like St. Petersburg are exploring innovative solutions to increase their housing supply. One such initiative is the Accessory Dwelling Unit (ADU) Program, which empowers homeowners to create additional rental units on their property. This comprehensive guide will delve into the nuances of St. Petersburg's ADU Program, eligibility criteria, design considerations, and how it contributes to the city's housing landscape.
What is the ADU Program in St. Petersburg?
The City of St. Petersburg's ADU Program allows owner-occupants to construct separate rental units within their homes, as an addition, or in a detached building on their property. These units, known as Accessory Dwelling Units (ADUs), offer a flexible housing option that can be rented out, providing homeowners with an additional income stream while addressing the city's housing needs.
Expansion of Eligibility
In July 2022, the city expanded the eligibility criteria, allowing more neighborhoods to participate in the program. Now, approximately 70% of all single-family lots in St. Petersburg qualify for ADU construction. This significant policy change aims to boost the number of ADUs and, consequently, the city's overall housing supply.
Understanding Accessory Dwelling Units (ADUs)
ADUs are independent living spaces located on the same property as a primary residence. They come in various forms and sizes, including:
- Garage Apartments
- Granny Flats
- Pool Houses
- Backyard Cottages
In St. Petersburg, ADUs are limited to 800 square feet or 67% of the primary home's size, whichever is smaller. They can range from small efficiencies to two-bedroom units and may be either owner-occupied or rented out.
Eligibility Criteria
Is an ADU Allowed on Your Property?
To determine if your property qualifies for an ADU:
- Email Verification: Send an email to DevRev@stpete.org with your property address.
- ADU Map Look-up Tool: Use the city's online ADU Map Look-up Tool by entering your address.
Zoning Requirements:
- "NT" Zoning: Your lot must be at least 4,500 square feet.
- "NS" Zoning: Your lot must be at least 10,000 square feet, located on an alley, or situated on a corner.
Other Eligibility Considerations
- Homeowners Association (HOA): If you live in an HOA-governed area, ensure compliance with their rules.
- Flood Zones: Properties in flood zones have specific building requirements. Use FEMA's Flood Map Service Center to check your property's status.
Designing Your ADU
Creating an ADU involves careful planning to comply with building and zoning codes. Here are key design considerations:
Essential Features
- Independent Unit: Must include a bathroom, kitchen, and may have separate utility meters and mailing address.
- Means of Egress: Require two ways for occupants to exit the building safely.
- Parking: Provision of an extra parking space on the property.
- Architectural Harmony: The addition or new structure must match the architectural style of the existing home.
Size Restrictions
- Maximum Size: 800 square feet or 67% of the existing home's size, whichever is less.
Construction Materials
- Modular Buildings and Shipping Containers: Allowed if they meet architectural design requirements, such as similar materials, windows, roofs, and doors as the principal structure.
Stormwater and Flood Considerations
- Stormwater Design: Gutters, rain leaders, and underdrain systems may be required to direct water away from neighboring properties.
- Flood Zone Requirements: New buildings must be elevated, and remodeling is limited to 49% of the home's value.
Frequently Asked Questions (FAQs)
Does an ADU Need to Be in a Separate Structure?
No. An ADU can be:
- Attached: Connected to the main residence.
- Detached: Located in a separate building on the property.
- Within the Existing Structure: Converted space within the primary home.
Do I Need to Be an Owner-Occupant?
While the program is designed for owner-occupants, there is no strict requirement for the main unit to be owner-occupied or homesteaded. However, if both units are rentals, a Business Tax Certificate is required.
Can I Have Separate Utility Meters and Address?
Yes, separate electrical and water meters, as well as a unique mailing address, are permitted for ADUs.
Are Short-Term Rentals Like Airbnb or VRBO Allowed?
No. In residential districts, rentals must be for a minimum period of 30 days or more. Rentals for less than 30 days are only allowed three times within any consecutive 365-day period.
Do I Need a Licensed Contractor?
Yes. A Residential or General Contractor is generally required unless you qualify under the homeowner/builder exemption per Florida Statute 489.
Do I Need a Permit to Add an ADU?
Absolutely. All ADU constructions require a permit obtained through the city's ePlan permitting system. Plans are reviewed within 3-5 business days.
How Much Does It Cost to Get a Permit?
For an 800-square-foot ADU with one bathroom, the fees are approximately $1,020, which includes:
- Permit Fee: $187.50
- Florida State Surcharge: $4.81
- Sewer Impact Fee: $350
- Multi-modal Impact Fee (District 11): $419
- Certificate of Occupancy Fee: $56.25
- Additional Florida State Surcharge: $1.28
The ADU Mapping Tool: A New Resource for Homeowners
In an effort to simplify the process, the City of St. Petersburg has launched a new Geographic Information Systems (GIS) mapping tool. This innovative resource allows homeowners to:
- Check Eligibility: Enter your address to see if your property qualifies for an ADU.
- Save Time: Eliminates the need for individual email inquiries, streamlining the process for both the city and residents.
How to Use the GIS Mapping Tool
- Visit the GIS Map: Access the tool here.
- Enter Your Address: Input your property address into the search bar.
- Review Eligibility: The map will indicate if your parcel is eligible for an ADU.
Community Response
Amy Foster, Housing and Neighborhood Services Administrator, emphasized the tool's significance:
"As we continue to expand housing options in St. Pete, this new GIS mapping tool will be an essential resource for homeowners considering adding an Accessory Dwelling Unit (ADU) to their property."
The Role of Advocacy Groups
The GIS mapping tool was conceptualized by Valerie Hyman, a board member of YIMBY St. Pete, a nonpartisan advocacy group promoting affordable housing. Hyman's vision is to create a comprehensive resource where homeowners can:
- Find ADU Plans
- Connect with Lenders and Contractors
- Read Testimonials from Other Homeowners
She stated:
"I'm very happy that this tool is now available. This is just the first step. We need a comprehensive resource where homeowners can navigate the entire ADU-building process seamlessly."
Financial Assistance Programs
Affordable Residential Property Improvement Grant Program
Homeowners may qualify for financial assistance if:
- Location: Property is within the South Side Community Redevelopment Area.
- Income Limits: Homeowners earning less than 120% of the area median income (AMI).
- Rental Properties: Tenant's household income is limited to 120% AMI.
Grant Details:
- Type: Reimbursable grant.
- Amount: Up to 40% of the pre-construction value of eligible improvements.
Steps to Building Your ADU
1. Verify Eligibility
2. Design Your ADU
- Consult with architects or engineers.
- Ensure compliance with building and zoning codes.
- Consider design elements that match your existing home.
3. Obtain Necessary Permits
- Submit plans through the ePlan permitting system.
- Prepare required documents, including engineered plans and energy calculations.
4. Hire a Licensed Contractor
- Unless qualifying for the homeowner/builder exemption, a licensed contractor is required.
5. Construction and Inspection
- Adhere to all building codes during construction.
- Schedule inspections as required by the city.
Benefits of Building an ADU
For Homeowners
- Additional Income: Generate rental income to offset mortgage or other expenses.
- Increased Property Value: Enhance the value of your property with an additional unit.
- Flexible Living Arrangements: Accommodate multigenerational living or provide housing for caretakers.
For the Community
- Expanded Housing Supply: Alleviate housing shortages by increasing the number of available units.
- Affordable Housing Options: Provide rental units that may be more affordable than traditional housing.
- Neighborhood Revitalization: Encourage development that enhances the aesthetic and functional quality of neighborhoods.
Future Outlook
With the successful implementation of the ADU Program and the introduction of the GIS mapping tool, St. Petersburg is making strides toward a more inclusive and diversified housing market. The city's proactive approach serves as a model for other urban areas facing similar housing challenges.
Additional Resources
Conclusion
The City of St. Petersburg's ADU Program represents a significant step toward addressing housing shortages and providing homeowners with opportunities for financial growth. By leveraging tools like the GIS mapping system and offering financial incentives, the city is fostering an environment where both residents and the community at large can thrive.
Take Action Today
- Check Eligibility: Use the GIS Mapping Tool to see if you can build an ADU.
- Attend Workshops: Stay informed about upcoming informational sessions.
- Consult Professionals: Engage with architects and contractors early in the process.
- Join the Conversation: Participate in community groups like YIMBY St. Pete to advocate for housing solutions.
By embracing the ADU Program, you're not only enhancing your property but also contributing to a more sustainable and inclusive St. Petersburg.
Disclaimer: This article is for informational purposes only. Please refer to the official City of St. Petersburg resources or contact city officials for the most accurate and up-to-date information.
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