Homer Title 21 Update

Working Together to Improve Homer’s Zoning Code

Thank you, Homer, for providing feedback on the Public Review Draft of the Homer Title 21 Update.

We have received valuable input from community members and stakeholders and we are currently reviewing all comments.

Here's what happens next.

  • Comment Synthesis – Happening Now. The comment period closed on May 15. Over the next few weeks, we’ll be taking in what we heard on the Public Review Draft (PRD) and preparing recommendations for Planning Commission and City Council review and consideration towards development of the Public Hearing Draft.
    • Part of this review includes the preparation of a comment tracker – a dashboard of every comment we received on the PRD. The tracker will show each comment recommended action for Planning Commission and City Council consideration. The comment tracker and related materials will be available on the project website mid-June.
  • Planning Commission and City Council Review in June. The Planning Commission and City Council will hold a joint work session on Monday, June 22nd, at 3:30 PM to discuss the feedback we’ve received on the Public Review Draft and related recommendations, and to guide the project team on how best to prepare the Public Hearing Draft. Materials for the work session will be posted on the City website on June 19th.
  • Public Hearing Draft in July. The release of the Public Hearing Draft (PHD) is anticipated for late July. This will be the public’s next formal opportunity to provide feedback. The Public Hearing Draft will reflect comments received on the PRD and the direction received from the Planning Commission and City Council during the June 22nd work session. The release of the PHD also marks the beginning of the formal adoption process:
    • The PHD goes first to the Planning Commission for a public hearing, where the public may provide written or oral testimony. The first hearing is tentatively scheduled for August 19th. The Commission may hold additional public hearings, and when ready, will forward their recommendations for action by the City Council.
    • The City Council will then hold additional public hearings before taking final action, where the public may provide written or oral testimony.
    • Once adopted by the City Council, the process is complete.

Project Purpose

The City of Homer is revising its zoning policies, found in Title 21 of the City Code. Zoning code governs how land in a municipality is used and establishes rules on how properties function. Zoning is a tool to achieve the intent and future land use goals set by the comprehensive plan. A well-written code provides the Planning Commission and staff with tools to effectively regulate development, protect and enhance the community, and clearly communicate development processes and requirements to applicants, such as residents, builders, developers, and businesses.

Thank you to everyone who joined for the Community Open House on Thursday, November 6th, 2025 and everyone who participated virtually between December 12th and January 16th!

Check out the Open House materials below.

Project Goals

The following are preliminary goals developed for the Title 21 update, based on input from City staff and the Homer Planning Commission.
These goals will be further refined as the project progresses.

Streamline development processes and increase predictability

Increase code clarity and flexibility

Better align the code with community plans

Consider natural hazards and preserve natural features

Simplify, reorganize, and add visuals to make the code more user friendly

Project Timeline

On November 24, 2025, the Homer City Council adopted the 2045 Homer Comprehensive Plan — the culmination of a two-year planning effort built through collaboration, conversation, dedication, and a lot of hard work. To learn more about the Homer Comprehensive Plan Update, visit HomerCompPlanUpdate.com.

JAN - MAR 2025
  • Compile background and gather initial feedback
  • Review existing code and identify updates
APR - NOV 2025
  • Staff, legal team, PC review of draft code
  • Gather stakeholder and public input on potential changes
DEC - SPRING 2026
  • Conduct Planning Commission work sessions on key topics
  • Refine draft code for public review
SPRING - SUMMER 2026
  • Release Public Review Draft for comment
  • Analyze and respond to feedback
  • Prepare public hearing draft and initiate adoption process

Ongoing: Monthly updates and/or work sessions with the Planning Commission and City Council

Related Resources

Public Review Draft and Related Materials (March-April 2026):

  1. How to Navigate the Public Review Draft of the Revised Code – March 2026 – 3.2 MB – A step-by-step guide to help you understand the structure of the draft code and quickly find topics of interest.
  2. Public Review Draft Revised Code (Full) – March 2026 – 2 MB – The complete proposed Title 21 code presented in a clean format without tracked changes.
  3. Public Review Draft Revised Code (Full – Redline Version) – April 2026 – 2.3 MB – The full draft code with edits visible, showing proposed changes from the existing code.
    PLEASE READ: An Important Note About This Resource: The redline version is intended to show substantive changes to the code, but it does not track all edits. Some sections that were moved have not been shown as deleted and reinserted, in order to keep the document readable. A small number of edits were not captured during the initial tracking process and are being corrected as part of ongoing updates. To improve clarity where content has been reorganized, a summary of moved and renamed sections has been included with the redline version.
  4. Proposed Table of Allowable Uses by District – March 2026 – A consolidated table showing proposed permitted, conditional, and prohibited uses across all zoning districts.
  5. Proposed Table of Dimensional and Intensity Standards – March 2026 – A summary of proposed development standards, including setbacks, height limits, lot coverage, and other key metrics by district. Review the proposed table with edits visible here.
  6. Proposed Updated Zoning Map – March 2026
    A map showing the proposed zoning districts across Homer, reflecting how the updated code would apply geographically.

Background Documents

Stakeholder Engagement

Planning Commission and City Staff Completed Meetings

  • February 16, 2026: Planning Commission Work Session – Outstanding Issues Direction & Process Discussion, Part 2
  • February 4, 2026: Planning Commission Work Session – Outstanding Issues Direction & Process Discussion, Part 1
  • January 26, 2026: City Council Work Session – Title 21 process and timeline
  • January 7, 2026: Planning Commission Work Session – Environmental Features (slopes, wetlands, etc.)
  • December 17, 2025: Planning Commission Work Session – Development Process
  • December 3, 2025: Planning Commission Work Session – Housing and District Changes
  • November 5, 2025: Planning Commission Regular Meeting
  • October 15, 2025: Planning Commission Regular Meeting
  • August 27, 2025: Port & Harbor Advisory Commission Work Session
  • July 16, 2025 Regular Meeting – Use Standards, Sign Code, Administrative Flexibility
  • June 18, 2025: Planning Commission Regular Meeting – Conditional Use Permits (CUPs), Land Uses, Housing Types, Zoning Districts
  • May 21, 2025: Planning Commission Work Session – Emerging Stakeholder Engagement Themes and Land Uses Discussion
  • May 7, 2025: Planning Commission Regular Meeting – Brief Stakeholder Engagement Update
  • April 16, 2025: Code Audit Review and Planning Commission/Staff Decisions Discussion
  • March 5, 2025: Planning Commission Regular Meeting – Schedule, Roles, Examples, and Priority Areas for Code Update

City Council Progress Reports

 

E-Newsletters

About the Team

Who is Leading the Process?

The City of Homer is leading the process. The Homer Planning Commission is helping advise and steer the update. Technical assistance and code drafting is provided by a planning consultant team, Agnew::Beck and Stantec.

  • Agnew::Beck serves as the project’s lead consultant, managing stakeholder involvement, public engagement, and revised code approval. Agnew::Beck is also the lead consultant on the Homer Comprehensive Plan Update.
  • Stantec leads code review and development of code revisions, as well as producing maps and final code language for approval.