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HISTORIC PRESERVATION
ZEPHYRHILLS, FLORIDA
Thursday, January 22, 2026
6:00 PM
Zephyrhills Council
City Hall Chambers
Call to Order-Tracy Sullivan
Roll Call-William McCaw
1. CONSENT ITEMS
1.1 Historic Preservation Board Meeting Minutes From 10/30/25
1. H PB Meeting Minutes 10-30-25
2. BUSINESS ITEMS
2.1 5411 10th Street - Certificate of Appropriateness
1. 5 411 10th St - Certificate of Appropriateness
2. S KM_C360i25121712170
2.2 5411 10th Street - Historic Facade Grant Application
1. 5 411 10th St - Historic Facade Grant
2. S KM_C360i25121712170
3. NOTED ITEMS
ADJOURN
* PLEASE NOTE: This is a Public Meeting. Should any interested party seek to appeal any
decision made by the Council with respect to any matter considered at such meeting or
hearing, he or she will need a record of the proceedings, and that, for such purpose, he or
she may need to ensure that a verbatim record of the proceeding is made, which record
includes the testimony and evidence upon which the appeal is to be based. F.S. 286.0105. If
you are a person with a disability which requires reasonable accommodation in order to
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participate in this meeting, please contact the City Clerk at 813/780-0000 at least 48 hours
prior to the public hearing. A.D.A. and F.S. 286.26.
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Historical Preservation Meeting Minutes
October 30th, 2025
Call to Order-Tracy Sullivan
Roll Call-Carlos Maldonado
Attendance: Tracy Sullivan, Erica Freeman, Tony Kerns, Shailia Velazquez
1. Consent Items
1.1 HPV Meeting Minutes from 9-4-25
All members motioned for approval.
2.Business Items
2.1 38517 5th Avenue (Theater) - Certificate of Appropriateness
The discussion was led by William McCaw. The item in question was the theater
in downtown Zephyrhills. This property has been out of service for many years.
Mainstreet is proposing to have it reopen soon but will require lots of work and
approval of a few items. The first phase in question is getting the Quonset Hut
and interior floors demolished. Also a certificate of appropriateness is being
applied for. The proposes is for demolition and developments is planned in 2
phases, the current demolition submittal for phase 1 includes removal of the
Marquee sign for restoration or replacement, demolition of the Quonset hut
including testing hazardous materials, equipment from projection room 1 to
be removed and preserved or salvaged, removal of masonry facade and review
the existing roof conditions for potential for removal or repair. The remaining
evaluation of the primary structure will be completed after phase 1. No plan for
Phase 2. Mentions of the property being used as a theater and cultural arts
center was mentioned via the applicants' representatives. A few
slides show the conditions of the property were displayed; it shows lots of
corrosion and water damage to interior and exterior. Restoration will be done
along with expansion to the removal of the Quonset hut . The exterior facade
will be restored and will be maintained. Staff recommend approval of the
certificate of appropriateness and approval for the
demolition for the 2nd floor permit for phase 1.
Recommendation:
All members approved for the certificate of appropriateness and demolition of
the 2nd floor approval.
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
ci.zephyrhills.fl.us
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2.2 5243 9th Street - Certificate of Appropriateness
The discussion was led by William McCaw. The applicant had applied for a
certificate of appropriateness for a fence on their property within the historic
district. The applicants wanted to construct a 6’ tall wooden privacy fence for
the side and rear of the property. The residence is a contributing
structure build of wood frame and is a vernacular style residence built in 1935.
The resident stated the main purpose of the fence was due to being
adjacent from a business/Brewery nearby and having people park and walk on
their property. The privacy fence is proposed to be constructed fronting the
alley to the north and west of the property as well as the southern property
boundary. The fence matches the design guidelines for the district however
the height exceeds the recommended height of 4’ for fences adjacent to a
street or alley. The staff recommends approval if the applicant agrees to 4’ in
the front and 6’ away from the right of way and must match the house design.
Recommendations:
All board members agreed with approval if they agree with the 4’ in front and
6’ away from the right of way and stained and match the existing fencing.
2.3 5531 10th Street - Certificate of Appropriateness
The discussion was led by William McCaw. This was an application for an
accessory dwelling unit that was pre-installed prior to getting the certificate of
appropriateness. A stop work order was given to them by Code Enforcement.
The property is a non-contributing concrete structure constructed in 1992 and
is located within the Historic District. The ADU is designed with vertical sidings
that match the characteristics of the district. The applicant is proposing a 544
square foot ADU on the existing home. The structure is in compliance with the
minimum setbacks and follows the Florida Building Code
requirements. Elevation drawing where displayed for the meeting showing
front, read and other angles. Staff finds that the proposed ADU structure
meets the Historic District design standards and is compatible with the
character of the surrounding development. Staff recommends approval of the
certificate of appropriateness for the proposed ADU structure. Also possibly
admitting ADU in the Historic and CRA district will be reviewed.
Recommendation: All applicants recommended approval.
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
ci.zephyrhills.fl.us
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2.4 5527 11th Street - Certificate of Appropriateness and Facade Grant
The discussion was led by William McCaw. A construction permit application
was submitted for the property for a grant and certification of appropriateness.
This property is a contributing structure and is a wood frame vernacular style
residence built in 1928. The property conditions had cracked walkway with
a stair case that is depilated with rotten wood. The new stairway would be
concrete with a rail and would meet the historic guidelines. The application
proposal is for demolition and removal of the existing stairwell and sidewalk,
installation of a new stairwell and sidewalk, retain the original water meter that
is inlaid in the sidewalk and issuing a matching Historical Facade Grant for
$2,000. Staff Recommends approving a certificate of appropriateness for the
removal and replacement of the stairwell and restoration of the existing
sidewalk along with grant approval of $2,000 for the Historic Facade Grant for
the proposed steps.
Recommendation:
All members motioned for approval for the grant and certificate of
appropriateness.
2.5 Historic District Survey Summary
The discussion was led by Wiliam McCaw. This wasn’t a voting item it was a
summary of the downtown historic district survey prepared by GAI
Consultants. This was done for the historic district and also expansion on the
district is possible. The survey shows the district from 1st street to 20th Street.
The survey was conducted by walking the district and observing conditions of
properties built as recently as 1980 within the boundary
to determine the quality of retained historically significant architectural
features from the period of significance. The current property inventory
showed 126 with only 109 being left after the survey is completed. 23 properties
are proposed to change from contributing to non-contributing. 6 properties
are proposed to change to contributing. 10 directly adjacent properties that
could be categorized as contributing are proposed to be added to the district.
Recommendation from GAI was expand the period of
significance, perform additional intensive level survey of the blocks west of
7th street to evaluate expanding district, review the statues of 23 structures
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
ci.zephyrhills.fl.us
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within the district from contributing to non-contributing and 6 from non-
contributing to contributing. The next steps in the process will be added or
removing structures within the district and follow approval of the city as a
certified local Government, utilize available small match grants to partially
fund and perform an additional , intensive level survey of the blocks west of
7th street to evaluate expanding district to the west or creating a new Historic
Preservation District to include the blocks indicated via the map in the
presentation.
2.6 Historic Facade Improvement Matching Grant Program proposed
changes
This discussion was regarding updates to the historic facade grant program
and potential alternatives incentives. The current incentives discussion
mentioned the adopted ordinances allow for the historic preservation board to
utilize the following incentives to encourage preservation such as financial
incentives currently a $5000 matching grant for repairs, assistance with
nomination to the National Register, Variances from building codes, setbacks,
lot minimums, buffers and other Land Development Code regulations and
assisting property owners in obtaining federal and state tax incentives. The
history of total grants on record shows 15 the value on money in grants based
on the budget is $75k available. Proposed incentives and changes topic
covered increasing the historic facade grant to $7,500 or $10,000 and to allow
for roods to be included in grants as they are required to be maintained to
maintain contributing structures in compliance, waving permit fees for
restorations, rehabilitations and repairs of historic properties, proposed
changes to tax exemption for the increased assessed value of any restoration,
also allow transfers of development rights with local recognition programs.
Increasing the historic facade grant was discussed and will still require
approval from the board and city council the allocated amount annually is
$70k. With the recommendation of the board staff can change the grant
application and prepare a presentation for City Council to inform them
of possible changes. Transfer of development rights was mentioned and an
example from another jurisdiction was presented showing an out of
code property being brought to standards due to the funds given so they were
able to preserve the building and not having to demolish.
Local recognition program was discussed and letters of recognition or historic
preservation awards are a low cost way to recognize the efforts of individuals,
groups, or organization that show the best practices of Historic Preservation
within the City. The discussion ended with mentions of waiving historic project
permit fees to make it easier for residents and will encourage them to use the
grant funds. The Board and City Council will need to approve of this prior to it
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
ci.zephyrhills.fl.us
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going into effect possibly going to the City Council Meeting in December
pending further review.
2.7 Historic District Ordinance Updates
The discussion was mainly to go over the potential changes and updates to the
existing Historic District Ordinance. The Certified Local Government program,
which is administered by the Florida Bureau of Historic Preservation and the
National Park Service, is a program that provides for advocacy at state and
federal levels for local governments with Historic Districts. While a locally
designated Historic District can effectively preserve the character, culture, and
history of an area, the CLG program allows for local Historic Districts to
effectively function as Nationally Registered Historic Districts. This means
access to a $50,000 Matching Grant provided by the Department of State's
Bureau of Historic Preservation, and waiving of the requirement to match
funds. The changes will help make the city a registered local government. A
copy of the ordinance was presented with numerous highlights of the
proposed updates that were displayed. Sections such as chapter 154 on
demolition was discussed; section 154.02 creation of a historic preservation
board had a new line for purpose and intent was added along with several
other categories in the section having proposed changes. In order to qualify for
the CLG program there are a variety of changes that will be required to be
made to the establishing ordinance of the Historic Preservation District. Some
key changes include: Setting defined timelines for when installment of new
members to the board would take place. Establishing a regular, quarterly
interval for Historic Preservation Board meetings and officially designating a
meeting space. Including the CLG performance responsibilities (reporting
deadlines of meetings, minutes, attendance, changes in Board membership,
amendments, and alterations or designations of properties) that staff will meet
to maintain eligibility. Identifying enforcement actions allowed in response to
violations. Language changes to some existing segments. Mentions of the
current city Historic board having 2 members gone was mentioned and those
spots will be filled soon. The current changes for the ordinance will be
further discussed and more review will need to be done before it gets brought
to City Council for approval.
Adjourn
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
ci.zephyrhills.fl.us
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Staff Report
Memorandum
To: Historic Preservation Board
From: William McCaw – Community Planner
RE: BaR-010872-2025 – 5411 10th St. – Certificate of Appropriateness and Historic Façade Grant
Date: January 22nd, 2025
I. BACKGROUND & INFORMATION
A. History | Application Summary
A Building permit application was submitted to the City by Lori and Scott Meyer for the
replacement of 6 windows on the property at 5411 10th Street, a contributing resource to the
Zephyrhills Historic District. The district and resources within fall under the regulations of city
ordinance No. 774-01, as amended.
Where building permits are submitted, historic preservation staff is added to the review within
our permitting system to ensure compliance with COA requirements.
B. Subject Property Information
5411 10th Street is a wood-frame Vernacular style residence constructed in 1910.
II. DATA & ANALYSIS REVIEW
The applicant is requesting to replace the existing aluminum-frame, double-hung windows in
6 windows to match the already replaced windows and improve efficiency. The replacement
windows will reflect the existing design, matching the double-hung style and color.
CRA Design Standards
All properties located within the historic district are also located within the CRA. All building
permit applications are forwarded, by the Building Department, to the CRA Director for review
of conformance with CRA standards, and approval.
Design Guidelines for Historic Structures
The current City design guidelines and the Secretary of the Interior’s Standards for the
Treatment of Historic Properties advises that windows should be replaced in kind and when
possible, replaced using the same material. If not feasible then “a compatible substitute material
may be considered that conveys the same appearance.”
Additionally, the City design guidelines for window openings states they “should be kept in
the same proportion as originally designed and constructed. Window head heights should be
consistent throughout the building.” Many of the windows on the subject property have already
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been replaced using the proposed windows, these 6 remaining that are proposed to be replaced
will now be in congruence with the remainder of the property, matching both the design and
maintaining consistent window head heights throughout the property.
The proposed improvements are in conformance with these guidelines.
Figure 1 - Current property conditions
III. RECOMMENDATION
The proposed replacement of the existing aluminum windows with vinyl windows is in
conformance with historic design guidelines as well as the City’s Land Development Code. Staff
recommends approval of a certificate of appropriateness for the proposed work as presented. Staff
recommends denial of the Historic Façade Grant.
2
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