SB 48 Died in the House: What Really Governs Your ADU Permit in Pinellas County

There is a common misconception that Florida now requires every city to allow ADUs “by right,” without a public hearing or variance. That was one of the central goals of SB 48, which passed the Florida Senate 38-0 on February 4, 2026, but died in House messages on March 13, 2026, following disagreement over short-term rental provisions.

For homeowners and professionals preparing permit-ready plans, this matters because the documents and approvals required for an ADU can vary depending on the city where the property is located.

Florida Statute 163.31771 provides a framework that allows, but does not require, local governments to adopt ADU ordinances. As a result, the applicable local code and the requirements of the jurisdiction remain critical sources of information when planning an ADU project.

Here’s how that can affect ADU plan coordination in five Pinellas County cities.

St. Petersburg: A More Predictable Plan-Review Process

St. Pete allows ADUs by right in eligible single-family residential districts, including NS-1, NT-1 through NT-4, and NSM, following its 2022 code expansion.

Important requirements include:

• Maximum size: 800 square feet or 67% of the primary residence’s livable area, whichever is less.

• The exterior design must be compatible with the primary residence, which can affect architectural design and material selections.

• A parking exemption may apply to properties near qualifying public transportation, depending on the applicable requirements.

The city also provides an address-based verification tool, which can help determine eligibility before significant design work begins.

For homeowners, this means that property eligibility and zoning requirements should be confirmed before the permit plan set is finalized.

Gulfport: A New Code and a Developing Review Process

Gulfport did not have a defined ADU ordinance until 2026, when the City Council unanimously approved an ordinance on June 16, 2026, following earlier discussions and revisions related to zoning.

The current requirements include an 800-square-foot maximum ADU size and owner occupancy in one of the two units.

From a permitting perspective, the important consideration is that the ordinance is relatively new. Requirements and review procedures should therefore be confirmed directly with the city before finalizing a permit package.

For projects in Gulfport, a pre-application discussion with planning may be useful when there are questions about zoning, site conditions, or how the ordinance applies to a specific property.

Largo: Review Under Section 16.14

Largo regulates ADUs under Section 16.14 of its Development Code. Several provisions can affect the scope of project coordination:

• ADUs do not count toward the maximum density per acre, which can be relevant during the zoning analysis.

• Utility connection requirements may result in additional documentation beyond the standard construction plan set.

• Largo also offers a municipal grant program that may provide up to $8,000 to eligible homeowners. The program does not determine whether a project can be permitted, but homeowners should verify current eligibility and funding requirements directly with the city.

These details are important to identify early because they can affect what needs to be included in the project documentation.

Kenneth City and Dunedin: Verify the Applicable Standards First

Kenneth City lists “Accessory Dwelling” as a separate permit category and operates under an interlocal agreement with Pinellas County. However, we have not identified publicly available city-specific ADU standards covering setbacks, maximum size, or design requirements that we can confidently use as a universal design standard.

Dunedin likewise does not currently have a distinct ADU ordinance that we have been able to verify through publicly available records.

For both jurisdictions, the appropriate approach is to verify the applicable requirements directly with the planning department before committing significant design hours.

That type of pre-submittal coordination can help identify potential zoning or documentation issues before a complete plan set goes through formal plan review.

Why This Matters to Designers, Not Just Builders

Each jurisdictional requirement can affect the contents of a permit-ready plan set.

For example, project-specific requirements may affect:

• Site plan configuration

• Setback calculations

• Parking documentation

• Utility connection information

• Flood-zone and elevation documentation

• Structural engineering requirements

• Architectural details

• MEP documentation

The final requirements depend on the property, project type, and jurisdiction. An attached ADU, detached ADU, or ADU over an existing garage may each involve different design and engineering considerations.

At HB Design and Engineering, we coordinate architectural design, structural engineering, and MEP engineering through Florida-licensed Professional Engineers, along with the documentation needed for the applicable permitting process.

Our approach is to coordinate the plan set around the specific requirements of the jurisdiction and property, rather than relying on a one-size-fits-all Florida standard.

You can learn more about our Permit Plans service, explore our Development Support and Code Compliance services, or contact us to discuss your project.

HB Design and Engineering, INC acts as project coordinator and owner’s representative. Engineering services, including the preparation, signing, and sealing of engineering documents, are performed by independent Florida-licensed Professional Engineers in accordance with applicable Florida requirements. Municipal regulations and permitting requirements can change; always confirm current requirements with the appropriate jurisdiction before beginning construction.