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Council approves rezoning and height variance for 8.52‑acre Zephyr Knoll hotel site, developer agrees to deed restrictions
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Summary
Zephyrhills City Council voted 4‑1 on March 10 to rezone about 8.52 acres to C‑1 neighborhood commercial and to grant a conditional use to allow hotel buildings up to 48 feet. The developer agreed on the record to deeds restricting drive‑through restaurants, car washes and smoke shops to run with the land.
The Zephyrhills City Council on March 10 approved two related actions that clear the way for a proposed two‑hotel development on about 8.52 acres along U.S. 301: Ordinance No. 1498‑25 rezoning the parcel from R‑4 multifamily residential to C‑1 neighborhood commercial, and Resolution No. 847‑25 granting a conditional use to exceed the C‑1 height limit to allow buildings up to 48 feet. Both measures passed on recorded voice votes, 4‑1.
Todd Vandenberg, the city’s planning director, summarized the proposal and the city’s planning work: “They’re proposing a rezoning from R‑4, which is multifamily residential, to C‑1 neighborhood commercial,” Vandenberg said, and described an accompanying visioning process and a planned new “Zephyr Knoll” future‑land‑use category for the broader area.
Council discussion focused on preserving the planning vision if the hotels are not built, how to limit undesired commercial uses during an interim period, and architectural and access conditions tied to the conditional use. Council members and staff described three specific uses the developer agreed to bar by voluntary deed restriction: drive‑through restaurants, car washes and smoke shops. Attorney Lynn Johnson, representing the applicant, put the commitment on the record: “we will not apply for smoke shops, drive thrus, car wash, and we'll work with Matt to get a deed restriction that will run with the land.”
The conditional‑use resolution includes several conditions staff and the applicant negotiated. It limits the maximum height for the proposed hotels to 48 feet, requires architectural variations (multiple exterior colors, roof‑line breaks, façade offsets and a covered portico entrance), calls for a perimeter Type C landscape buffer, and asks the property owners to use best efforts to preserve trees along the SR‑301 frontage (staff noted several trees are in FDOT right‑of‑way). The resolution also requires shared access and joint stormwater arrangements with the adjacent Wire Ranch townhomes and asks the owners to explore a walking trail connecting through the planning area if feasible.
Developer David Warneker told the council he intends to build hotels and said he would accept deed restrictions if that eased council concerns: “I fully intend to do nothing but hotels in this property,” he said, adding that he was considering Hyatt products for the site. Several council members said they supported the project as negotiated. Councilman Steven Spina said he voted against the measures, citing concern that rezoning to C‑1 (rather than a full planned unit development) could permit other commercial uses if the market changed: “That's why I voted against it. That's my right as a council member.”
On the procedural record: the rezoning ordinance (No. 1498‑25) was approved on second reading, and the conditional‑use resolution (No. 847‑25) was approved on its first reading. City staff and the applicant said the applicant will execute the voluntary deed restriction to limit the specified uses and provide required access and stormwater agreements before permits are pulled. No city budget appropriation or incentive was approved at the March 10 meeting.
