Draft CRA master plan proposes mixed‑use corridors, greenway loop and combined zoning; consultants urge phased priorities

Consultants presented a draft update to the Zephyrhills City Community Redevelopment Area (CRA) master plan, laying out a 10‑year framework of “big moves,” policy changes and candidate projects for corridors, gateways, housing, infrastructure and parks.

The draft matters because the CRA plan sets the legal and budgeting framework the city will use to prioritize redevelopment projects, guide TIF spending and prepare annual CRA work plans that affect downtown investment, housing capacity and stormwater resilience.

Claudia Ray, senior urban planner and designer with GAI, summarized the assignment: update the 2016 CRA plan, identify infill and redevelopment opportunities, produce a 10‑year list of capital projects and produce TIF projections. Ray said the CRA area is roughly 1.3 square miles, contains about 3,300 residents and roughly 306 businesses, and that the consultant team is testing scenarios for future demand.

Ray presented five “forward moves”: revamp (corridors and gateways), invest (catalyst redevelopment sites), enhance (neighborhood preservation and missing‑middle housing), build (transportation and stormwater infrastructure) and leverage (parks, events and incentives). Key recommendations included:

- Reconfigure Gall Boulevard and Fifth Avenue as mixed‑use, pedestrian‑friendly corridors with streetscape improvements and revised building placement; the draft shows options such as angled parking and widened sidewalks to create a more walkable “Rambla‑style” main street.

- Create clear gateways and a downtown greenway loop connecting parks and civic destinations to encourage walking and event circulation.

- Consolidate and simplify zoning and design standards within the CRA — the consultants proposed a single regulating plan with a smaller set of form‑based rules to make redevelopment legible for small developers and property owners.

- Target several catalyst redevelopment parcels for early CRA acquisition or partnership, and create block‑level parking strategies so small lots can redevelop without blocking business viability.

- Advance housing options that allow accessory dwelling units and “missing‑middle” housing types to increase density and affordability while preserving neighborhood character; the consultant presented projections that the area may need roughly 462 new housing units and about 260,000 square feet of additional commercial space by 2040 under a moderate growth scenario.

- Address stormwater and flood resilience as an integral infrastructure priority, including coordinating with Pasco County and the state on projects such as restoration of Zephyr Creek and park‑scale flood mitigation measures.

Ray said the plan will also recommend arts and place‑making investments, a brand for downtown, and incentive programs to support business façade and interior renovations, starter spaces and event capacity. She suggested the CRA consider modest pilot projects and “tactical urbanism” (painted crosswalks, temporary plazas, planter barriers) to test streetscape changes before full construction.

Public and board discussion during and after the presentation returned repeatedly to stormwater and Zephyr Park. Commissioners and residents urged the CRA to pick a small number of high‑impact projects and see them through, rather than attempting to adopt a long checklist at once.

“If I had a vote it would be Zephyr Park, Zephyr Park, Zephyr Park,” a local official said, arguing that a visible, well‑executed park project can catalyze broader downtown investment and improve flood resilience. Ray and staff agreed that some projects (for example, streetscape pilots and pocket‑park repairs) are suitable for early CRA funding while larger infrastructure items may require multi‑agency partnerships and state grants.

Ray asked meeting attendees to prioritize the draft plan’s projects via a live poll; the consultant said she will refine the draft, compute TIF projections and return a final plan and recommended priorities for adoption. The presentation concluded without a vote; staff said the draft will be followed by a TIF analysis and a schedule to convert plan items into an annual CRA work program for budget consideration.