The Homestead City Council on Nov. 19 deferred action on three items for The Palace's proposed Phase 2 expansion at 3100 Campbell Drive — a site-plan amendment, variances for roof-parapet height and parking, and a special exception to permit a 240-bed skilled-nursing facility.

The project team described a two-phase campus across roughly 10 acres: an existing 201-unit assisted-living facility (Phase 1) and a proposed 240-bed skilled-nursing building (Phase 2). Staff recommended approval of the consolidated application subject to conditions including compliance with submitted plans, a hydraulic analysis (with applicant-funded improvements if required), lighting and landscaping requirements, and a traffic analysis. The applicant proffered to provide any needed right-of-way improvements that are physically feasible, including an eastbound deceleration/right-only lane on Campbell Drive.

Councilmembers focused on the parking variance and whether prior parking counts and the old code's assisted-living standard (1 space per 3 residents plus employees) should apply rather than the current commercial standard that yields a much higher parking requirement. Councilman Roth and others asked whether taking a large portion of the rear parcel for occasional event overflow parking would unduly limit future uses. Several members also pressed that a complete, verifiable traffic study is needed before action on variances and site plan.

The applicant and planning staff agreed to complete a more comprehensive traffic analysis to identify right-of-way impacts and any required improvements. Council voted to defer the related agenda items and set a possible December hearing date (December 17) if the traffic study and staff review could be completed in time; otherwise the matter would return in January. Staff noted the draft site plan and variance requests will remain subject to the conditions proffered during the presentation.

What's next: The applicant will commission updated traffic counts/analysis and provide engineering details about feasibility of a deceleration lane and access management; staff will update the resolution to include required improvements and return the item to council after review.