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PLANNING COMMISSION
ZEPHYRHILLS, FLORIDA
Tuesday, January 20, 2026
6:00 PM
Zephyrhills Council
City Hall Chambers
Call to Order-Mayor Monson
Roll Call-Carlos Maldonado
Pledge of Allegiance-Beth Aker
1. CONSENT ITEMS
1.1 Planning Commission Meeting Minutes approval from October 21st, 2025.
1. P lanning Commission Meeting Minutes 10-21-25 (2)
2. PLANNING ITEMS
2.1 Zephyr Knoll FLU(Future Land Use) Classification: Public hearing to review and
consider a City-initiated Comprehensive Plan text amendment to establish the Zephyr
Knoll Mixed-Use Subarea future land use category and supporting goals, objectives, and
policies.
1. Z ephyrKnoll Advertisement
2. Z ephyr Knoll Planning Report
3. BUSINESS 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
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you are a person with a disability which requires reasonable accommodation in order to
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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Planning Commission Meeting Minutes
October 21st, 2025 at 6:00PM
I. Call to Order-Mayor Monson
II. Roll Call-Carlos Maldonado
Commission Members Present: Mayor Monson, Dr. Randy Stovall,
Thomas Vanater (Absent), Clyde Bracknell, Ellen Taylor, David Armstrong,
Beth Aker, Tracy Sullivan, Dr. Christa Remington.
III. Invocation-Beth Aker
IV. Pledge of Allegiance
1.Consent Items
1.1 Planning Commission Meeting July 15th, 2025 Minutes Approval:
The minutes were motioned for approval by all Board members.
2.Business Items
No business items were featured for this meeting.
3. Planning Items
3.1 Comprehensive Plan Housing Element Review:
The discussion was introduced by the Director Todd Vandeberg, topics covered
were the updates to the comprehensive plan, this is only for discussion it will
not be voted on tonight. Other concerns mentioned were the housing
situation for the future businesses coming to the city such as Bauducco.
Concerns on the employees finding housing within the city once the factory
opens. Also mentions of future workshops to get the community and staffs
opinion on what could be done to better the housing situation. The discussion
was taken over by the city’s comprehensive plan consultant Tammy Vrana with
Vrana Consulting. The discussion was pertaining to updating the housing
element and also touched base on affordable housing for future residents
moving into Zephyrhills. The discussion began with a slide show titled
discussion draft Housing Element Plan Zephyrhills 2050. The purpose was to
review draft housing elements and have feedback from staff on improvement,
what is missing and what should be a priority. The housing element update
goals were alight city's housing policies with new growth, infrastructure and
affordability realities, respond to state planning requirements and regional
City of Zephyrhills
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housing trends, integrate with land use, infrastructure, and capital
improvements elements. Mentions on draft housing element discussed scope
and planning context, population trends and projections, household
characteristics. Existing conditions analysis mentions housing inventory,
housing trends/market conditions, capacity for new housing and housing
programs. Needs analysis categories include housing supply and demand,
housing affordability, housing choices, aging housing stock, housing for special
needs population, jobs housing balance, resilience and hazard mitigation. A
projections chart going back to 2010 showing the city’s population and growth
was presented and the 2025 estimate population shows 20,372, total units
needed showed 10,661. Approved permits units showed 2,894 for this year. 2050
population projection 44,092, units needed 22,813, approved permits 2,894. The
next topic was household cost burden covered projections cost from 20205-
2050. A higher percentage of season housing was mentioned is happening
currently. The plan to meet the needs are growth management and public
service coordination, affordable, attainable and workforce housing, missing
middle and innovative housing, housing preservation rehabilitation and
resilience and housing for special needs and at-risk populations. A main focus
was the Housing goal, objectives and policies. The primary goal mentioned was
to provide a diverse, affordable, and resilient housing supply that meets the
needs of residents of all income levels, ages and abilities. While preserving the
neighborhood character, protecting vulnerable populations from
displacement, and reinforcing Zephyrhills as a vibrant place to live, work and
thrive. 9 objectives were established; the main one was on housing monitoring
and evaluation. Housing supply availability was discussed such as zoning for
variety of housing regulatory reform for the owner to be able to include
accessory dwelling unit for renters, coordinated planning for housing and land
and property inventory understanding needs and were the land is coming
from. Missing Middle housing types was discussed with examples of numerous
housing options such as cottage court, side by side duplex, fourplex, six-plex ,
live work etc. The main reason for these options is affordability and allows
different options in certain lots. Numerous pictures of examples were
presented via the slide show. Comment made was that space efficiency is a
goal for affordable housing with numerous options. Additional topics was
objective 1.4 housing quality and neighborhood stability to promote the safety,
durability and long term habitability of housing. Policy titles: housing
rehabilitation and maintenance, funding for repairs and risk mitigation,
property maintenance and code enforcement, neighborhood reinvestment
strategies, community partnerships and stewardship and flood resilience. New
objectives HOU 1.9 housing monitoring and evaluation establish a coordinated
process to monitor, evaluate and report on housing conditions, production and
City of Zephyrhills
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policy outcomes to ensure that the city’s housing policies, regulations and
program remain effective and aligned with the housing goal through 2050.
Additional updates were made for the objective and will be further reviewed.
Historic housing protection was mentioned and stated to protect and enhance
the Zephyrhills Downtown Historic District. Comments from the board was
people who were waiting for housing and by providing more options that way
people don’t get encourage to move out of the city. Homeless topic was
mentioned and having more resources for the less fortunate will be good, also
would help for safety within the community. New transitional housing on the
westside of town was brought up and being able to have that within the city to
have more affordability options was discussed and being able to find the land
for this project would be a challenge. Housing cost was discussed and wages
of the population play a major issue for the need for more affordable housing.
Co living options was discussed where changes could be made to the interior
layout of the house with more bedrooms options. Interest from builders
wanting to do other options like container homes for more affordable options
was brought up also park models could be another affordable option. Also
mentions having a area within the city that will allow for more density to be
able to allow more units within a smaller lot. William McCaw Historic
Preservation and City Planner had a presentation titled Affordable Housing;
how density enables affordability. He currently has a project on Funk Street
that is proposing container housing. The location had 34 units proposed, new
proposal will be 43 units. The updates with the proposed stacking of the
containers housing will exceed the maximum allowed unit. The existing zoning
is for mobile housing, this new use falls within manufacturing housing and
allows for affordability for future residents. A few examples were mentioned for
projects in other jurisdictions that have done this type of housing and so far it
looks like its success. Identifying the housing priorities are still being reviewed.
The future land use category will be reviewed in another public meeting.
Nothing was going to be voted on at this meeting. Pilot Projects for housing
was mentioned along future workshops. Mayor Concerns were longevity and
the structure possible only lasting a few years and if the investor is willing to
rebuild, the property value for surrounding home owners, noise violations and
if the structure is secure if there are any future hurricanes. Preferably facades
should be put on them so they don’t just look like a metal block. The director
mentions that he seen options were the details can be changed on the
containers such as exterior finishes, windows options and porches etc. More
research will be done along with a trip to existing container home subdivisions.
The board wasn’t against it they just want more due diligence done so it avoids
any future issues.
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
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3.2 Zephyr-Knoll FLU (Future Land Use) Review: Consideration of the draft
Zephyr Knoll Mixed-Use Subarea Future Land Use Category and the draft
Mixed-Use Corridor/Center Place Type for inclusion in the City of Zephyrhills
Comprehensive Plan.
The discussion was led By Tammy Vrana. This was only a discussion item for
the proposed Zephyr-Knoll future land use. A workshop was done last year for
more research on compact mixed used centers. The visioning workshop
reviewed balance growth, mobility and community character as development
continues northward. Zephyr Knoll mixed use subarea flue category creates a
tailored land use framework for a transitional area at the city’s northern edge
compact, walkable mixed use. Mixed use corridor/center place type; establishes
a citywide design vision for vibrant, connected mixed use districts, guiding how
multiple land use categories are applied and interpreted. Another topic was
Zephyr Knoll mixed use subarea defining the urban edge, points covered were
serves as a transition between rural and urban contexts, encourages balanced
mixes of commercial, civic, recreational and limited residential uses in a
compact form, reinforces walkability, transit access and complete streets
design , integrates stormwater and green infrastructure as visible amenities
also requires PUD zoning for coordinated design, infrastructure . Zephyr Knoll
development standards notable provisions: no single family detached dwelling
allowed, encourages multi-story mixed use and live work housing types,
automobile oriented used (big box, drive throughs) are excluded. The proposed
Future land use options are area RU residential urban which allows higher
density single family and multi-family residential, compatible retail/office,
density 7.5-14 Du/acre, max nonresidential 0.5 FAR (Floor Area Ratio) and max
impervious surface ration of 80%. Mixed Use Future land use , has more
intensive residential office and retail, balanced land use mix, multimodal
mobility, max density 0.0-14 DU/acre, max nonresidential 1.0 FAR and max
impervious surface ration of 80%. Zephyr Knoll Subarea: PUD applications
must demonstrate consistency with the purpose and intent of the FLU
category and to make sure it’s compatible with the surrounding uses. The main
purpose is to ensure each PUD advances the city’s vision for the Zephyr-Knoll
area. Another place type mentioned was Mixed-use corridor/centers which
establishes a vision for vibrant, walkable activity hubs that blend commercial,
residential, office, hospitality, recreational, and civic uses to create dynamic,
connected districts that serves as focal points for both daily and destination-
oriented activity, supporting compact urban development that fosters
economic vitality, housing choice, and community livability. Additional mixed
use corridor examples were included with numerous options of pedestrian
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walkways with park/green way possibility. How the planning tools work
together was discussed; Zephyr Knoll subarea FLU category. Sets location, type
and intensity of future development, guides development of site-specific PUD
standards, requires FLUM amendment. Mixed use corridor/center place type;
illustrates how development should generally look and function, guides
development of PUD standards. Together they encourage mixed use and
walkable form, provide predictable expectations for property owners and
residents, supports infrastructure planning and advances city visioning. The
next steps for the process will be Planning commission meeting, a public
outreach with comments around November 2025 and adoption public
hearings FLU category and place type comprehensive plan amendment state
adoption in January 2026.
Adjourn
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
ci.zephyrhills.fl.us
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Planning Commission Meeting 1/20/26
Issue: Public hearing to review and consider a City-initiated Comprehensive
Plan text amendment to establish the Zephyr Knoll Mixed-Use Subarea future
land use category and supporting goals, objectives, and policies.
Attachments:
Planning Report – Comprehensive Plan Text Amendment (January 16, 2026)
Analysis:
The proposed Comprehensive Plan text amendment would revise the Future
Land Use Element to establish a new Zephyr Knoll Mixed-Use Subarea future
land use category. The amendment is City-initiated and reflects City Council
direction following a joint City Council-Planning Commission visioning
workshop held in January 2025, focused on the North U.S. 301 corridor.
The new category is intended to support compact, walkable, mixed-use
development within a defined geographic area and to provide place-based
policy guidance. No Future Land Use Map amendments are proposed as part
of this action. Application of the new category would occur only through future,
property owner-initiated Comprehensive Plan map amendments, subject to
City Council approval.
Implementation of the new category is anticipated to occur through site-
specific rezonings to the Planned Unit Development zoning district, allowing
development standards to be calibrated to site conditions and surrounding
context at the time of development review.
Staff Recommendation:
It is requested that the Planning Commission find the proposed
Comprehensive Plan amendment consistent with the Goals, Objectives, and
Policies of the Comprehensive Plan and recommend approval of the proposal
to City Council.
City of Zephyrhills
5335 8th Street | Zephyrhills, FL 33542 | 813.780.0000 |
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CITY OF ZEPHYRHILLS
NOTICE OF PUBLIC HEARINGS
NOTICE IS HEREBY GIVEN that the City of Zephyrhills, Florida, proposes to adopt the following:
AN ORDINANCE OF THE CITY OF ZEPHYRHILLS, FLORIDA, AMENDING THE CITY OF
ZEPHYRHILLS COMPREHENSIVE PLAN (ORDINANCE NO. 00-000, AS AMENDED);
PROVIDING A TEXT AMENDMENT TO THE FUTURE LAND USE ELEMENT TO
ESTABLISH THE ZEPHYR KNOLL SUBAREA FUTURE LAND USE CATEGORY AND THE
MIXED USE CENTERS AND CORRIDORS PLACE TYPE; PROVIDING POLICY DIRECTION
FOR MIXED-USE DEVELOPMENT WITHIN THE US 301 CORRIDOR NORTH OF KOSSIK
ROAD; PROVIDING FOR PURPOSE AND INTENT; PROVIDING FINDINGS; PROVIDING
FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
The City of Zephyrhills Planning Commission will hold a Public Hearing for this item on Tuesday,
January 20, 2026, at 6:00 p.m. in the Council Chambers of Zephyrhills City Hall located at 5335 8th
Street, Zephyrhills, Florida 33542. The Commission will consider and make a recommendation on this
item to the City Council of the City of Zephyrhills.
Following the Planning Commission’s recommendation, the City Council will hold the first reading
Public Hearing on Monday, February 00, 2025, at 6:00 p.m. in the Council Chambers of Zephyrhills
City Hall, at the same location, to consider this item for adoption and transmittal to the State Land
Planning Agency for compliance review.
A copy of the staff report containing the Planning Department’s recommendation is available for public
inspection at the Planning Department at City Hall between the hours of 8:00 a.m. and 4:00 p.m., Monday
through Friday. Interested parties may appear and be heard at the public hearing or may file written
comments with the City Clerk prior to the hearings.
Pursuant to Section 286.0105, Florida Statutes, if a person decides to appeal any decisions made by
the City Council with respect to any matter considered at such meeting or hearing, they will need a
record of the proceedings and, for such purpose, may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and evidence upon which the appeal is to
be based. This notice does not constitute consent by the City for introduction or admission of
otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not
otherwise allowed by law.
In accordance with the Americans with Disabilities Act (ADA), persons needing special
accommodations to participate in these meetings should contact the City Clerk’s Office at
____________, at least 48 hours in advance.
Published: ________, 2026.
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PLANNING REPORT TO PLANNING COMMISSION
Prepared by: City of Zephyrhills Planning Department
Public Hearing Date: Tuesday, January 20, 2026, 6:00 p.m.
Location: Zephyrhills City Hall, 6333 Ridge Road, Port Richey, Florida, 34668
Proposed Comprehensive Plan Text Amendment
A. REQUEST
The City of Zephyrhills is proposing to amend the City’s Comprehensive Plan to:
1. Establish a new Zephyr Knoll Mixed-Use Subarea future land use category; and
2. Adopt supporting objectives and policies to guide the location, intensity, form, and
implementation of mixed-use development within the Zephyr Knoll Mixed-Use Subarea.
The proposed future land use category is intended to support compact, walkable, mixed-use
development within a defined geographic area. Informed by a focused visioning process, the Zephyr
Knoll Mixed-Use Subarea establishes place-based policy guidance tailored to the subarea’s unique
context and community expectations.
No Future Land Use Map amendments are proposed as part of this action. The proposed text
amendment would create a new future land use category that may be applied through future,
property owner–initiated Comprehensive Plan map amendments. The accompanying subarea map
(Exhibit “B”) identifies the area where the category may be considered for application.
Upon approval of any future FLUM amendments applying the category to specific properties, the
designation would provide the policy framework for future rezonings, context-sensitive
development standards, and coordinated infrastructure planning and public investments.
B. AMENDMENT PROCESS
This request is a text-only amendment to the City’s adopted Comprehensive Plan and will be
processed in accordance with:
1. Section 163.3184, Florida Statutes (Expedited State Review Process);
2. Section 166.041, Florida Statutes (Municipal Ordinance Adoption); and
3. Applicable provisions of the City of Zephyrhills Code of Ordinances.
Following the Planning Commission public hearing and recommendation, the City Council will hold a
public hearing to consider the proposed Comprehensive Plan amendment ordinance. If approved, the
amendment will be transmitted to the State Land Planning Agency (Florida Department of
Commerce) for state agency review. Upon completion of the state review, a second City Council public
hearing will be scheduled for final adoption of the amendment.
C. APPLICANT INFORMATION
This amendment is City-initiated and reflects City Council direction following the January 2025 joint
City Council and Planning Commission visioning workshop focused on the North U.S. 301 corridor.
D. BACKGROUND
The Zephyr Knoll Mixed-Use Subarea concept emerged from a joint City Council-Planning
Commission visioning workshop held on January 13, 2025, focused on the North U.S. 301 corridor
Planning Report - Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment January 16, 2026 | Page 1 of 7
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near the City’s northern boundary. The workshop was convened in response to a pending
Conditional Use request for two four-story hotels, which served as a catalyst for broader discussion
regarding long-term development patterns, land use compatibility, and infrastructure needs within
the area.
Rather than evaluating the hotel proposal in isolation, City leadership elected to examine the
broader planning context. The workshop planning area included undeveloped and underdeveloped
parcels generally north of Kossik Road that are expected to experience development pressure over
time. The purpose of the workshop was to review existing conditions, consider planning principles
and precedent examples, and establish a shared vision to guide future development in a
coordinated and predictable manner.
The workshop included facilitated small-group visioning exercises. Across all three groups, there was
strong consensus around several core themes:
• Directing more intensive development away from adjacent single-family neighborhoods;
• Emphasizing mixed-use and office-oriented development rather than standalone residential
uses within the planning area;
• Improving street connectivity and limiting direct access points to U.S. 301 through the use of
parallel access or “backage” roads;
• Integrating parks, green space, and stormwater features that leverage existing topography;
and
• Creating walkable, neighborhood-scale activity hubs that support local services and
employment while remaining compatible with surrounding areas.
Based on these outcomes, Planning Department staff identified the need for a tailored policy
framework to effectively guide future development within the corridor. The recommended
approach was to establish a new future land use category that reflects the shared vision for the area.
E. REGULATORY CONTEXT
1. Comprehensive Plan
Pursuant to Section 163.3177, Florida Statutes, the City’s Comprehensive Plan establishes future land
use categories that define allowable land uses, maximum residential density, and maximum
nonresidential intensity. These categories are implemented through the adopted goals, objectives,
and policies of the Comprehensive Plan, including the Future Land Use Map, and are further
implemented through the City’s Land Development Code.
The City’s adopted future land use categories provide a graduated framework to guide development
patterns, support infrastructure planning, promote economic vitality, and protect environmental
resources. As summarized in Exhibit “A,” each category identifies land uses and development
thresholds that inform zoning and development review.
The proposed Zephyr Knoll Mixed-Use Subarea builds upon this framework by introducing a place-
based mixed-use approach that aligns with the City’s established progression of land use intensity,
while responding to the unique location and development potential of the Zephyr Knoll subarea.
2. Land Development Code
The City’s Land Development Code regulates density and intensity of development through such
measures as minimum lot sizes and building setbacks and maximum building coverage and
building height. The LDC’s zoning standards refine the allowable uses and activities within
designated zoning districts, while also setting development standards, design regulations, and
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compatibility controls. These measures ensure that new development aligns with the goals of the
Comprehensive Plan, promotes orderly growth, and advances the community’s long-term vision,
while maintaining harmony between new development and surrounding neighborhoods.
F. PROPOSED FUTURE LAND USE ELEMENT POLICY REVISIONS
The proposed Comprehensive Plan text amendment would revise the adopted Goals, Objectives,
and Policies (GOPs) to establish a new Zephyr Knoll Mixed-Use Subarea future land use category
and clarify the role of Place Types as illustrative tools to guide long-range development patterns,
infrastructure planning, and zoning decisions.
As detailed in the proposed amendment details presented in strike-through and underline format in
Exhibit “B,” the new Zephyr Knoll Mixed-Use Subarea is intended to function as a compact,
walkable mixed-use center that supports a balanced mix of neighborhood-serving commercial,
office, civic, recreational, and integrated residential uses. Development within the subarea is
directed toward a pedestrian-oriented urban form that strengthens the relationship between
existing and future land uses and the public realm (e.g., streets, sidewalks, trails, plazas, and parks)
and enhances mobility through transportation choice, reducing reliance on automobile travel.
The proposed policies emphasize compatibility with the vision-based consensus by prohibiting
automobile-oriented and traffic-intensive uses, limiting building height and intensity, and requiring
integration of open space, stormwater features, and environmental protections. Residential uses
within the Zephyr Knoll Mixed-Use Subarea are permitted only when integrated with nonresidential
uses, reinforcing mixed-use vitality and preventing standalone residential development that could
undermine the subarea’s intended function.
Implementation of the new category would occur through rezoning to the Planned Unit
Development (PUD) zoning district, which enables the City to apply tailored development standards
appropriate for urban-scale, mixed-use development. This approach allows building form, site
design, circulation, open space, and compatibility measures to be calibrated to site-specific
conditions and surrounding context during development review.
In addition to establishing the new category, the amendment updates and reinforces existing
Future Land Use Element objectives and policies related to growth management, compact urban
development, and traditional neighborhood design. These revisions clarify how mixed-use
designated areas are expected to function within the City’s overall land use structure and how
place-based planning principles (Place Types) should inform future rezonings, development plan
approvals, and public investments.
The area where the Zephyr Knoll Mixed-Use Subarea may be applied through future Comprehensive
Plan amendments is illustrated on Map FLU-10 of the Future Land Use Map series included as
Exhibit “C.” The Mixed-Use Centers/Corridors Place Type proposed for application within the Zephyr
Knoll Mixed-Use Subarea is included as Exhibit “D.”
G. ANALYSIS
1. Demand and Planning Justification
The proposed Zephyr Knoll Mixed-Use Subarea future land use category responds to:
• Consumer preferences for compact, mixed-use environments that integrate services and
employment opportunities with residential development and serve surrounding neighborhoods;
• City goals to diversify and strengthen the local economic base, enhance the visual quality of
key corridors, and promote efficient use of public infrastructure; and
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• Recognition that future growth cannot be accommodated exclusively through low-density,
auto-oriented development patterns without compromising mobility, land efficiency, and
long-term sustainability.
The proposed maximum nonresidential intensity of 1.0 floor area ratio and residential density of 14
dwelling units per acre are each consistent with development thresholds under the City’s adopted
future land use categories. However, the amendment allows these standards to be applied together
within a single, geographically limited future land use category. This approach supports a more
integrated mixed-use development pattern and the provision of smaller housing units, which may
improve housing attainability for city residents.
Figure 1 and Figure 2 on page 5 illustrate how various residential density and nonresidential
intensity measures can be achieved depending on building height, footprint, and site design. This
flexibility allows mixed-use development to be designed at a scale and form that fits its
surroundings, rather than resulting in a single or uniform development outcome.
2. Live Local Act Considerations
The State’s Live Local Act (LLA) requires local governments to approve certain affordable housing
developments on commercial, industrial, or mixed-use designated land at the highest residential
density, nonresidential intensity, and building height allowed anywhere within the City. The intent of
the Act is to increase the supply of housing affordable to Florida’s workforce.
Because of these requirements, it is important to consider how adoption of the Zephyr Knoll Mixed-
Use Subarea future land use category could affect future LLA applications. Comprehensive Plan
Future Land Use Map amendments that redesignate properties from Residential Urban to Zephyr
Knoll Mixed-Use Subarea would make those sites eligible for LLA development standards.
Under the LLA, qualifying developments may be approved by right at the City’s maximum allowable
density, intensity, and height, even if those standards would otherwise require discretionary
approval or conflict with the intended vision of the future land use category. As a result, applying the
Zephyr Knoll Mixed-Use Subarea category to properties currently designated Residential Urban
could enable development at a scale greater than what is contemplated by the Zephyr Knoll Mixed-
Use Subarea vision of integrated mixed-use development with strong compatibility controls.
Currently, the City’s adopted future land use categories allow residential densities of up to 18
dwelling units per acre (Mobile Home/Recreational Vehicle and Village Center Overlay) and
nonresidential intensity of up to 1.0 floor area ratio (Mixed Use and Village Center Overlay). The Land
Development Code allows building heights of up to 35 feet by right and up to 65 feet with
Conditional Use approval, which the LLA treats as allowable by right for qualifying projects.
Together, these standards establish the maximum development levels that could apply to LLA-
eligible projects on Zephyr Knoll Mixed-Use Subarea-designated lands.
3. Senate Bill 180 Implications
Senate Bill 180 (2024) amended Florida’s growth management statutes in areas related to
infrastructure planning and concurrency, development approvals following declared emergencies,
and the timing and coordination of capital improvements. The legislation limits the ability of local
governments to impose new or expanded infrastructure-related requirements or approval
conditions that would delay or restrict otherwise allowable development.
The proposed Comprehensive Plan amendment does not appear to conflict with the provisions of
SB 180. Application of the new future land use category is not automatic or required and would
occur only through property owner–initiated Future Land Use Map amendments.
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Figure 1 Illustration of different levels and configurations of residential density (dwelling units per acre).
Note: Parking, stormwater management, setbacks, and other applicable requirements could reduce
development yield.
Figure 2 Illustration of different levels and configurations of floor area ratio (FAR). FAR is calculated by dividing
the total square footage of the building by the total area of the parcel.
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4. Consistency with Comprehensive Plan
The proposed Zephyr Knoll Mixed-Use Subarea future land use category is generally consistent with
the Goals, Objectives, and Policies of the City’s Comprehensive Plan. The amendment advances the
Plan’s growth management and land use objectives by promoting compact, walkable, mixed-use
development in a defined location, supporting efficient use of infrastructure, and reinforcing the
City’s preferred urban form.
The Zephyr Knoll Mixed-Use Subarea category framework aligns with Comprehensive Plan policies
that discourage urban sprawl by encouraging mixed-use development, multimodal mobility, and
neighborhood compatibility. Implementation of the category through future, property owner–
initiated map amendments and site-specific zoning ensures that development proposals will
continue to be evaluated for consistency with adopted City policies, including level-of-service and
compatibility measures.
5. Consistency with the Land Development Code
Implementation of the Zephyr Knoll Mixed-Use Subarea category would occur through site-specific
rezonings to the Planned Unit Development (PUD) zoning district. Such rezonings would follow
property owner–initiated and City Council–approved Future Land Use Map amendments applying
the Zephyr Knoll Mixed-Use Subarea category to specific properties.
6. Impact on Public Facilities and Services
Future development within the Zephyr Knoll Mixed-Use Subarea at maximum buildout levels would
increase demands on public facilities and services, particularly transportation facilities. The
Comprehensive Plan requires that development occur only when adopted level-of-service standards
can be met. Compliance with these standards would be evaluated and addressed through future
Comprehensive Plan Future Land Use Map amendments, Planned Unit Development rezonings,
development approvals, and capital improvement planning and programming.
H. STAFF RECOMMENDATION
The proposal to establish the Zephyr Knoll Mixed-Use Subarea future land use category presents an
opportunity to guide future development within the North U.S. 301 corridor through a coordinated,
place-based policy framework. The proposed category responds to the need to accommodate
future growth in a manner that is compact, walkable, supportive of efficient infrastructure use, and
compatible with surrounding development patterns.
Unlike the City’s broadly applied Mixed Use future land use category, the Zephyr Knoll Mixed-Use
Subarea has a limited geographic scope informed by a focused visioning process. Successful
implementation will depend on thoughtful site planning and design, including attention to building
form, transitions to adjacent neighborhoods, internal circulation, open space, and integration of
infrastructure such as parkland, trails, and integrated stormwater management facilities. These
considerations are appropriately addressed through future site-specific review processes and City
capital improvements planning and programming.
Staff finds that the proposed Comprehensive Plan amendment establishes an appropriate policy
framework to guide future development in the Zephyr Knoll Mixed-Use Subarea, while retaining City
discretion through phased, property owner–initiated implementation and site-specific zoning
review. Based on this analysis, staff recommends approval of the proposed Comprehensive Plan text
amendment to establish the Zephyr Knoll Mixed-Use Subarea future land use category.
Planning Report – Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment January 16, 2026 | Page 6 of 7
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[PAGE 16]
I. PLANNING COMMISSION ACTION
It is requested that the Planning Commission review the proposed Comprehensive Plan
amendment, receive public comment, and make a finding of consistency with the Goals, Objectives,
and Policies of the Comprehensive Plan, along with a recommendation to the City Council for
approval, approval with modifications, or denial of the proposal.
J. INTERGOVERNMENTAL COORDINATION
Required Agency Coordination Required Not Required
Pasco County (per interlocal agreement) ( X ) ( )
State Land Planning Agency (Florida Department of Commerce) ( X ) ( )
Other State/Regional Reviewing Agencies ( X ) ( )
K. PUBLIC HEARING PROCESS AND PUBLIC NOTICE
Required Public Hearings Required Not Required
Planning Commission Finding of Consistency and Recommendation ( X ) ( )
City Council Adoption of Proposed Amendment ( X ) ( )
City Council Final Adoption of Proposed Amendment ( X ) ( )
L. EXHIBITS
Exhibit “A”
Adopted Future Land Use Categories that Allow Residential Development
Exhibit “B”
Draft Comprehensive Plan Text Amendment
Exhibit “C”
Map FLU-X Zephyr Knoll Mixed-Use Subarea
EXHIBIT “D”
Mixed Use Center and Corridor Place Type
Planning Report – Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment January 16, 2026 | Page 7 of 7
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[PAGE 17]
EXHIBIT “A”
ADOPTED FUTURE LAND USE CATEGORIES
THAT ALLOW RESIDENTIAL DEVELOPMENT
Comprehensive Plan Future Land Use Element
Planning Report - Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment January 16, 2026 | Exhibit “A”
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[PAGE 18]
Table A-1.
Adopted Comprehensive Plan Future Land Use Categories that Allow Residential
Development, City of Zephyrhills
Future Land Use Maximum Development
Primary Allowable Uses
Category Levels
Residential uses and residential-
Density: 7.5 dwelling units
Residential Suburban equivalent uses; limited
per acre
(RS) neighborhood-serving nonresidential
Intensity: 0.30 FAR
uses.
Single-family and multi-family
Density: 14 dwelling units
residential uses; residential-equivalent
Residential Urban (RU) per acre
uses; limited neighborhood-scale
Intensity: 0.50 FAR
commercial and service uses.
Mobile Mobile home and recreational vehicle Density: 18 dwelling units
Home/Recreational residential uses; limited neighborhood- per acre
Vehicle (MH/RV) serving uses. Intensity: 0.50 FAR
Residential, residential-equivalent,
Density: 14 dwelling units
office, retail commercial, personal and
Mixed Use (MU) per acre
business services, and transient
Intensity: 1.0 FAR
accommodations.
A broad mix of residential housing
Density: 18 dwelling units
Village Center Overlay types, retail, office, civic, institutional,
per acre
(VC) recreational, and limited employment
Intensity: 1.0 FAR
uses.
Residential uses and residential-
Density: 12.5 dwelling units
Public / Semi-Public equivalent uses; limited
per acre
(P/SP) neighborhood-serving nonresidential
Intensity: 0.70 FAR
uses.
Single-family and multi-family Density: 1 dwelling unit per
Recreation and Open residential uses; residential-equivalent acre
Space (R/OS) uses; limited neighborhood-scale Intensity: 0.70 Impervious
commercial and service uses. Surface Ratio (ISR)
Notes:
1. Density – Measures the number of residential dwelling units within a specified land area, expressed in units
per acre.
2. Intensity – Measures nonresidential development on a given site for use in regulating the scale, bulk, and
impact of development.
3. Floor area ratio (FAR) - The measurement of a building’s floor area in relation to the size of the building lot.
FAR is calculated by dividing the total square footage of the building by the total area of the parcel.
Planning Report - Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment January 16, 2026 | Exhibit “A”
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[PAGE 19]
EXHIBIT “B”
Draft Comprehensive Plan Text Amendment
Zephyrhills Comprehensive Plan
Planning Report - Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment) January 16, 2026 | Exhibit “B”
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[PAGE 20]
Proposed Comprehensive Plan Text Amendment
ZEPHYR KNOLL MIXED-USE SUBAREA FUTURE LAND USE CATEGORY
PLANZephyrhills 2050 Comprehensive Plan
Proposed Changes to Future Land Use Element
Objectives LU-1-5 and LU-1-6 and Supporting Policies
PREFERRED URBAN FORM
OBJECTIVE FLU-1-5: Growth Management and Sprawl Avoidance
Discourage growth and development patterns that will result in contribute to urban
sprawl to the west and north of the City, while reinforcing the City’s preferred urban
form by directing growth to designated areas planned for urban development and
public investment.
POLICIES
It shall be the City’s policy to:
POLICY LU-1-5-1:FLU 1.5.1 Regional Coordination
At a minimum, staff shall meet annually with the City of Dade City and Pasco County
to promote advance shared initiatives that will discourage urban sprawl, promote
efficient growth patterns, and support coordinated infrastructure and service
planning.
POLICY LU-1-5-2:FLU 1.5.2 Growth Monitoring
The Future Land Map shall be reviewed Review the Future Land Use Map annually to
review existing land use growth assess land development patterns, and reevaluate
the continued appropriateness of assigned future land use designations, and ensure
that land use trends remain aligned with the City’s Preferred Urban Form,
infrastructure capacity, and long-term growth vision.
FLU 1.5.3 Place-Based Planning Framework
Place Types describe the City’s long-range development vision, including the desired
character, form, mix of uses, and development patterns of different areas of
Zephyrhills over time. Place Types are illustrative and non-regulatory and are used to
guide interpretation of the Future Land Use Map, inform zoning, land development
regulations, and infrastructure planning decisions, and support consistency with the
City’s overall growth vision. Place Types provide a flexible framework to promote
coordinated land use, transportation, and infrastructure planning; reinforce the City’s
preferred urban form; and evaluate future rezonings, development proposals, and
public investments.
OBJECTIVE FLU-.1-.6: Compact Urban Development
Continue to encourage the use of Implement innovative land development
regulations that may include provisions for planned unit developments, other mixed
land use development techniques, and economic incentives for development in
areas designated as Urban Centers to advance compact, mixed-use development
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[PAGE 21]
Proposed Comprehensive Plan Text Amendment
Zephyr Knoll Mixed-Use Subarea Future Land Use Category
PLANZephyrhills 2050 Comprehensive Plan
patterns on lands designated as Mixed Use, Zephyr Knoll Subarea, Residential Urban,
and Village Center Overlay on the Future Land Use Map.
POLICIES
It shall be the City’s policy to:
POLICY LU-1-6-1:FLU 1.6.1 Traditional Neighborhood Design
Encourage traditional neighborhood development (TND) techniques and alternative
transportation design requirements. TND techniques include:
a. nNeighborhoods that are compact, pedestrian-friendly, and mixed use;
b. fFlexibility enabling market forces to affect housing type and density without
compromising neighborhood structure;
c. iIntegration of a range of housing into the neighborhood structure;
d. aA range of town squares, parks, and other green spaces distributed in within
neighborhoods;
e. lLow-speed roadway design within defined community boundaries;
f. tTransferable development rights or other techniques for open space
preservation and energy conservation;
g. aA local network of roads designed to separate community based trips from
long distance through traffic;
h. lLand use patterns that improve transportation and energy efficiency through
internal capture and compact design;
i. eEnergy efficient building design and the use of renewable energy sources; and
j. sStormwater management that utilizes with a preference for low impact
development and green infrastructure.
POLICY LU-1-6-2:FLU 1.6.2 Mixed Use Future Land Use Category
The Mixed Use (MU) land use designation shall recognize areas well-suited for mixed
use with intensive residential, office, and retail development and shall be consistent
in character with surrounding uses, transportation facilities, and natural resources.
The mixed use nature of this category is intended to reduce, and possibly eliminate,
the proliferation of strip commercial development in the City and reduce vehicle
miles traveled through internal capture. The targeted mix of land uses within the MU
category citywide is: residential – 25%; office - 25%; and commercial – 50%.
FLU 1.6.3 Zephyr Knoll Mixed-Use Subarea
The Zephyr Knoll Mixed-Use Subarea (ZKMS) future land use category establishes a
planning framework for a defined area of the City that functions as a compact,
walkable mixed-use center at the urbanizing edge, providing a transition between
rural and urban contexts. The category supports a cohesive, pedestrian-oriented
urban form that reflects the area’s physical and environmental characteristics while
maintaining compatibility with surrounding neighborhoods, rural settlements, and
natural systems.
Revised: January 13, 2026 Page 2 of 5
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[PAGE 22]
Proposed Comprehensive Plan Text Amendment
Zephyr Knoll Mixed-Use Subarea Future Land Use Category
PLANZephyrhills 2050 Comprehensive Plan
The ZKMS enables a balanced mix of complementary uses that increase daily
convenience and reduce reliance on automobile travel; supports transportation
choice through site and street design accommodating walking, bicycling, and
transit access; strengthens the relationship between land use and the pedestrian
realm through compact development patterns and human-scaled design; provides
neighborhood-serving commercial, civic, and recreational opportunities that
contribute to a complete community and sense of place; and incorporates
sustainable design practices, including protection of environmental features,
integration of stormwater facilities as functional and visual amenities, and inclusion
of open space.
a. Place Type. The Mixed-Use Centers/Corridors Place Type illustrates the long-
range development vision for ZKMS designated lands.
b. Use Characteristics. Lands designated ZKMS are intended to accommodate
the following:
1) Primary Uses: Neighborhood-serving retail, restaurant, service, office, civic,
recreational, and open space uses.
2) Secondary Uses: Integrated residential uses, including multi-story mixed-
use buildings, live-work units, and adult living facilities, designed to
support walkability and mixed-use vitality. Residential uses shall be
vertically or horizontally integrated with nonresidential uses. Single-family
detached dwellings are not permitted within this category.
3) Excluded Uses: Uses primarily designed for automobile access or
dependent on high vehicle volumes, including large retail or big-box
establishments, drive-through facilities, and other traffic-intensive
commercial operations that conflict with the pedestrian-oriented and
mixed-use intent of the subarea.
c. Locational Characteristics. Areas suitable for designation as ZKMS are
identified on Map FLU-10 of the Future Land Use Map Series and are intended
to function as compact mixed-use centers that provide transitions to adjacent
residential and conservation areas.
d. Development Standards. Development on lands designated ZKMS shall not
exceed the following maximum standards:
1) Nonresidential Intensity: 1.0 floor area ratio (FAR).
2) Residential Density: 14 dwelling units per acre; residential uses shall be
integrated with primary nonresidential uses.
3) Mixed-Use Development: Nonresidential intensity and residential density
may be applied concurrently and combined on a total-project basis,
provided the overall development does not exceed the maximum
standards and remains consistent with the intent of this category.
Revised: January 13, 2026 Page 3 of 5
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[PAGE 23]
Proposed Comprehensive Plan Text Amendment
Zephyr Knoll Mixed-Use Subarea Future Land Use Category
PLANZephyrhills 2050 Comprehensive Plan
4) Residential Equivalent Uses: 3.0 beds per permitted dwelling unit at 14
dwelling units per acre.
5) Transient Accommodations: 1.0 FAR.
6) Impervious Surface Ratio (ISR)
a) Base ISR: 0.60.
b) Maximum ISR with Bonus: 0.70, where development is served by an
existing or programmed regional stormwater management system and
demonstrates compliance with adopted stormwater performance
standards and proportional participation requirements.
7) Building Height: 3 stories or 35 feet.
8) These standards represent the maximum allowable density and intensity.
More restrictive standards may be applied through the Land Development
Code to ensure compatibility with with surrounding existing and planned
development, protection of environmental resources, and adequacy of
public facilities and services.
e. Zoning and Implementation. All lands designated ZKMS shall be rezoned to
the Planned Unit Development (PUD) zoning district. The PUD shall
demonstrate consistency with the purpose and intent of this category and
address, at a minimum, the following:
1) Compatibility with surrounding existing and planned land uses;
2) Application of pedestrian- and transit-oriented design principles;
3) Vertical and horizontal integration of uses within development sites;
4) An interconnected street network incorporating multimodal design
features;
5) Mitigation of transportation impacts;
6) Building intensity, placement, orientation, and massing that reinforce
walkability and a human-scaled environment;
7) Parking location and design that minimize visual and functional impacts;
8) Inclusion of public and semi-public realm features such as plazas, greens,
and community spaces;
9) Provision of functional open space, including parks and greenway
connections;
10) Protection of environmentally sensitive areas, including floodplains,
buffers, and tree canopy;
11) Preservation of significant viewsheds and topographic features;
12) Provision of public facilities and services consistent with City standards;
Revised: January 13, 2026 Page 4 of 5
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[PAGE 24]
Proposed Comprehensive Plan Text Amendment
Zephyr Knoll Mixed-Use Subarea Future Land Use Category
PLANZephyrhills 2050 Comprehensive Plan
13) Consistency with the City’s economic development objectives; and
14) A coordinated phasing plan, where applicable, to support orderly and
sustainable build-out.
POLICY LU-1-6-3:FLU 1.6.6 Commercial Standards
The City shall pProhibit isolated commercial development that results in inefficient
land use patterns or requires higher disproportionate public service costs (e.g., water,
sewer, police, fire, and roads) including the need to extend water, wastewater, police,
fire, or transportation infrastructure. By December 20112026, the City will amend it’s
the Land Development Code to include direct commercial development to locations
where adequate infrastructure and services are available or planned and to include
service efficiency criteria for commercial development.
Revised: January 13, 2026 Page 5 of 5
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[PAGE 25]
EXHIBIT “C”
Map FLU-10 Zephyr Knoll Mixed-Use Subarea
City of Zephyrhills Comprehensive Plan Future Land Use Map Series
Planning Report - Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment January 16, 2026 | Exhibit “C”
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[PAGE 26]
Path:
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PLANNING
DEPT_GIS\2025\Planning
2025\Planning
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Map FLU-10 Zephyr Knoll Mixed-Use
Subarea PLANZephyrhills2045
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October 2025 0 2,250 4,500
Sources: City of Zephyrhills, 2025.
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Zephyr Knoll
City Limits
Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, (c) OpenStreetMap contributors, and the GIS User Community,
Sources: Esri, TomTom, Garmin, (c) OpenStreetMap contributors, and the GIS User Community
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[PAGE 27]
EXHIBIT “D”
Mixed Use Center and Corridor Place Type
City of Zephyrhills Comprehensive Plan
Planning Report - Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment January 16, 2026 | Exhibit “D”
Page 27 of 31

[PAGE 28]
Zephyrhills PlaceTypes
Mixed-Use Centers /Corridors
The Mixed-Use Centers/Corridors PlaceType establishes a vision for compact, walkable activity hubs that integrate retail, office, residential,
hospitality, recreational, and civic uses. These areas function as focal points of daily life and destination-oriented activity, supporting a
connected pattern of urban development that enhances economic vitality, housing choice, and community livability.
Mixed-Use Centers and Corridors are complete and connected districts, and Transition Areas: Provide reduced building
intended to evolve over time through strengthens community identity through high- heights, step-backs, enhanced landscaping,
redevelopment of underutilized properties or quality design and placemaking. and design treatments that ensure
phased development guided by coordinated compatibility with adjacent neighborhoods or
FORM, SCALE, & TRANSITION
planning and infrastructure investment. conservation areas.
The built environment within Mixed-Use
CHARACTER & CONTEXT Centers/Corridors should be compact, Building articulation, modulation, and
Mixed-Use Centers/Corridors vary in scale human-scaled, and pedestrian-oriented. roofline variation should reinforce human
and intensity based on surrounding Development is characterized by multi-story scale and reduce perceived massing.
development patterns, infrastructure buildings with active ground-floor uses that
LAND USES
capacity, and community vision. They are frame and activate the public realm.
Development within this Place Type includes
typically located along major corridors, at key
A graduated approach to height and intensity a mix of primary and supporting uses
intersections, or near transit routes where
is encouraged: appropriate for a walkable environment.
higher-intensity development can be
supported. Core Areas: Generally accommodate greater Primary Uses: Neighborhood-serving retail,
height and intensity, with minimal front restaurants, personal services, offices,
These areas are designed to accommodate
setbacks and continuous street-facing residential units, live-work spaces, hotels,
growth in a manner that reinforces
buildings. assisted living facilities, and small-scale
neighborhood compatibility, promotes
maker or artisan uses. Ground-floor flexibility
1
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[PAGE 29]
Zephyrhills PlaceTypes
Mixed-Use Centers/Corridors
MOBILITY & CONNECTIVITY
PRIMARY USES A hallmark of this PlaceType is its walkable
o Retail shopping and personal design and multimodal network. Streets,
services sidewalks, trails, and pathways should
o Restaurants, cafes, and provide safe, comfortable, and convenient
entertainment venues access for all users, integrating pedestrians,
o Offices and professional services bicyclists, and transit riders. Key design
o Hotels and visitor principles:
accommodations • Short block lengths and mid-block
o Residential (integrated mixed use) connections to improve walkability
o Assisted living facilities • Complete Streets cross-sections with
o Live-work units
pedestrian amenities, shade, and lighting
o Artisan, maker, and small-scale
• Integrated trail and greenway connections
light industrial uses
linking surrounding neighborhoods
SUPPORTING USES • Consolidated curb cuts and shared
o Civic and community gathering driveways to reduce vehicular conflicts Street and Open Space Network Concept
spaces
PUBLIC REALM & OPEN SPACE
o Pocket parks and plazas
Buildings should define and activate the
o Multi-use greenway trails and expected to engage the street through
public realm by fronting streets and framing a
trailheads entrances, transparency, and active ground-
network of visible, accessible open spaces.
o Public art, wayfinding, and floor uses. Parking should be located behind
Public and semi-public spaces, including
placemaking features buildings, screened from public view, or
plazas, pocket parks, greenways, and
integrated within structures.
stormwater features, should be strategically
Landscaped buffers, greenways, and
located to support recreation, gathering, and
stormwater features should enhance the
placemaking.
is encouraged to accommodate small overall aesthetic, unify the streetscape, and
businesses, co-working spaces, live-work Open space and stormwater systems are support environmental performance.
units, or adaptive reuse over time. encouraged to serve multiple functions,
Future land use categories and implementing
contributing to environmental resilience,
Supporting Uses: Civic and community zoning regulations will define specific
aesthetic quality, and community use.
facilities, pocket parks, plazas, greenway parameters for density, intensity, height, and
trails and trailheads, and public art or DESIGN & IMPLEMENTATION design. A form-based code or regulating plan
wayfinding elements that reinforce a sense of Development should emphasize high-quality, may be used to ensure consistent application
place. pedestrian-oriented design. Buildings are and design coherence with this PlaceType.
2
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[PAGE 30]
1
7
4
2
3 5 6 8
Zephyrhills PlaceTypes
Defining Features of Mixed-Use Centers/Corridors
1 Pedestrian-friendly mixed-use 3 Connected pedestrian pathways 5 Preserved and enhanced natural 7 Urban greenways enhance
buildings with active ground-floor that link commercial destinations vegetation provides visual buffering multimodal connectivity and create
retail and upper-floor housing, with surrounding residential and helps integrate mixed-use inviting transitions between
fostering vibrant street life and neighborhoods, supporting safe, development into surrounding rural commercial hubs and adjacent
promoting walkability. convenient, and multimodal access. and suburban contexts. residential areas.
2 Well-designed urban parks 4 Human-scaled street grids, rear 6 Neighborhood-serving commercial 8 Architectural character, public art,
incorporating green infrastructure parking, and integrated green uses offer walkable access to daily and streetscape design contribute
elements, enhancing stormwater spaces create walkable, inviting goods and services, supporting to a strong sense of place and
management, environmental environments that encourage social local needs and reducing vehicle arrival, making mixed-use centers
resilience, and overall quality of life. interaction and community identity. dependency. vibrant and memorable.
3
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[PAGE 31]
End Planning Report
Planning Report - Zephyr Knoll Mixed-Use Subarea Comprehensive Plan TEXT Amendment
Page 31 of 31