Accessory Dwellings

New regulations allow more city residents to expand their living space.

BY MARCIA BIGGS

Zach Curry knew when he moved into his small Historic Kenwood home three years ago that he was going to make some changes. “When you have a 1,000-square-foot-bungalow, you want to extend it if you can,” he said. In the rear of his backyard, a neglected 175-square-foot single-car garage sat alone and forlorn; Curry had a vision. “It was completely dilapidated and really small, but I knew I could turn it into a usable space,” he said. “People thought I was crazy, but we ended up designing it as a guest room and a home office and I love it.”

Curry hired Alec Smith, principal architect for Boone Architectural Restoration, to reimagine the garage into an accessory dwelling. Smith went to work and in four months transformed the decrepit structure into a delightful living space, filled with color and charm and historic touches.

He kept the original cement floor and created a bathroom incorporating design elements in keeping with the home’s original 1924 construction such as Art Deco floor tiles and stained glass windows. Sunlight floods the interior through double leaded glass doors; beams add a visual complement to the A-frame ceiling. A sofa folds out into a bed and a desk along one wall offers a pleasing office space.

Curry is one of many homeowners in traditional St. Pete neighborhoods who have created an accessory dwelling on their property. Known as Accessory Dwelling Units (ADU), these units were previously allowed in traditional or historic neighborhoods only, but are gaining popularity since a city zoning amendment in July 2022 that expands the types of neighborhoods in which they are allowed.

This is the original patio and garage (left) which Curry converted into an updated living space and accessory dwelling (top photo).

The city’s ADU regulation requires a separate kitchen, bathroom and sleeping area. It has a separate address and utility meters; common examples are second-story garage apartments.

At only 175 square feet, Curry’s guest room/office is considered an Assisted Living Space (ALS), a subcategory of an ADU. An ALS is separate from the main home, but is not considered an independent living space. They are generally smaller structures renovated into a guest room or home office and do not have a full kitchen, separate address, or utility meters.

In both ADUs and ASLs, short-term rentals are not allowed, meaning they cannot be rented as an AirBnB type of lodging.

Serving a need

Prior to July 2022, ADUs were allowed only in older traditional neighborhoods, said Elizabeth Abernathy, Director of Planning and Development Services for the City of St. Petersburg. These neighborhoods were historic in nature such as Historic Kenwood or Old Northeast where an abundance of early 1900s homes had a standalone garage or carriage house. A boom in “mother-in-law” garage apartments happened in the 1920s when second-story living spaces were added.

“Regulations have changed over time and with the new zoning amendment we are allowing ADUs in more areas — about 70 percent of single family lots are now allowed, including outside of traditional neighborhoods,” explains Abernathy.

Zach Curry's ADU is a former garage that now serves as his home office and guest suite./Photos from Boone Architectural Restoration

Changes in the zoning were created as part of a long-term strategy to address affordability concerns in the city. “They are part of an effort to reduce regulatory barriers on different types of housing in able to provide different options, ” she explained. “ADUs can serve different functions. They can be a long-term rental unit to help pay the homeowner’s mortgage or pay for home repairs, or allow somebody to stay in their house. They can allow a caregiver to remain on the property and help people stay in their homes throughout their life. Or they can provide additional rental units in a neighborhood that is not typically full of apartments.”

Accessory dwellings do not have to be a detached structure like a garage, but can be a part of the house, says Abernathy. For example, a homeowner of a large house in a traditional neighborhood could remodel a part of the house to be a rental unit. Or the accessory dwelling can be new construction. “A new house can build an accessory dwelling; a lot of builders are starting to offer that,” she adds. “A new garage can have a second floor apartment. In suburban neighborhoods, an ADU would more likely be attached to the house since they don’t have alleys.”

Preserving history

Zach Curry uses his accessory dwelling as a home office, but it’s also the perfect guest suite. He lived in it for three months when his bungalow was being renovated. Curry also had Smith renovate the small yard between his bungalow and the ADU; it had unsightly concrete slabs and suffered from neglect when he purchased the property.

A large pergola was built to shade the sun, pavers replaced the concrete slabs, and outdoor furnishings completed the redesign with seating, a fire pit and a dining area. Curry added landscaping around the perimeter to create a lush, tropical oasis perfect for relaxing or entertaining — and increasing his living space dramatically.

Architect Alec Smith cautions homeowners in historic neighborhoods to do research on city zoning and Florida building codes before getting deep into design planning. Restrictions and regulations differ depending if the neighborhood is a designated local historic district or a National Historic District. Historic Kenwood, for example, has both. Smith figures Kenwood has the most accessory dwellings of any city neighborhood, out of 1,200 parcels there is an estimated 107 ADUs, mostly second story garage apartments.

“Whenever you do smaller additions or renovations to accessory dwelling units in historic districts, it’s all about preserving the neighborhood character,” warns Smith. “The architect will generally do research on the history of the home and the character of the neighborhood to take cues to build the ADU to be historically appropriate. Every effort is made to preserve historic buildings if they are structurally sound.”

Many details are specific to the building, he adds.

“Know the rules and regulations if you live in a historic district. In some cases, a certificate of appropriateness is necessary for any exterior changes or additions, and approval from the Community Planning and Preservation Committee … some tax advantages may also be applicable.”

He consults with city staff during the design process for appropriateness, including material choices, roof height, and types of balconies. Setbacks and parking space requirements are also a factor.

“If you have a home in a historic neighborhood and are thinking about an accessory dwelling, I recommend reaching out to city staff before you begin planning,” says Smith. “You can avoid problems in the future by finding out in advance what your zoning category is. Know what the rules are.”