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Zephyrhills council transmits plan amendment to create 71‑acre ‘Zephyrnoll’ mixed‑use subarea
Summary
Council unanimously approved transmittal to the state of a comprehensive‑plan amendment that creates a 71.48‑acre Zephyrnoll mixed‑use subarea along U.S. 301, allowing up to 1.0 FAR, 14 dwelling units per acre and planned‑unit development zoning with infrastructure and park integration.
The Zephyrhills City Council voted unanimously on April 13 to transmit to state agencies a proposed amendment to the city’s comprehensive plan that establishes the Zephyrnoll mixed‑use subarea along the US‑301 corridor north of Kossick Road.
The amendment covers about 71.48 acres and would add a new future‑land‑use category intended to support compact, walkable mixed‑use centers. Consultant Tammy Vrana told the council the designation is meant to “provide a balanced mix of uses to support daily needs and to reduce automobile dependence” and to require planned‑unit development zoning with a suite of minimum review criteria, including integrated streets, stormwater and public green space.
Under the proposed standards, nonresidential development would be allowed a floor‑area ratio up to 1.0 and residential development would be capped at 14 dwelling units per acre; building height would be limited to three stories (about 30 feet). The policy package also calls for transitions between higher‑intensity frontage uses and lower‑density neighborhoods, and for multimodal connections and limited direct access to US‑301.
Tammy Vrana said the changes reflect the vision from prior public workshops: a grid‑based street pattern, neighborhood activity hubs, parks and stormwater systems integrated into open space. She presented examples showing how compact downtown‑style developments on small footprints can combine ground‑floor retail with upper‑floor housing, tuck parking into blocks, and preserve walkability.
Todd VanBuren, the city’s planning director, noted the planning commission recommended approval at its January hearing. Council members asked about utility capacity and the state’s temporary restriction on some local changes under Senate Bill 180; staff told council the ordinance includes a policy recognizing a legislative “protection period” through Oct. 1, 2027, so property owners can still choose earlier designations until that period ends or the law changes.
With agency transmittal approved, staff will send the document to state reviewers; responses will be addressed before a second public hearing and final adoption. The council’s vote was 7‑0 to transmit the amendment for review.
