Council defers decision on Palace nursing-home expansion after parking and traffic concerns
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Summary
The Palace—s request to add a 240-bed skilled nursing facility at 3100 Campbell Drive was deferred so the applicant can complete a fuller traffic study and address parking and right-of-way improvements the city may require. Applicant proffered to build necessary improvements if feasible; council asked for right-turn/deceleration-lane analysis.
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.