Homer Title 21 Update

Working Together to Improve Homer’s Zoning Code

Thank you to everyone who reviewed the Public Review Draft and shared feedback on the Homer Title 21 Update.

What's happening now?

The Public Hearing Draft of the City of Homer Title 21 Code Update is now available. It incorporates revisions developed through review of public comments on the Public Review Draft, staff recommendations, and direction provided by the Planning Commission and City Council at their June 22 joint work session.
 
The Planning Commission’s first public hearing is tentatively scheduled for September 2, 2026. This begins the formal public hearing adoption process. Please check the City of Homer meeting webpage for schedule updates and meeting materials.
 

Public Hearing Draft and Related Materials — August 5, 2026:

  1. Public Hearing Draft Revised Code — Clean Version — 2.3 MB
    The complete proposed Title 21 code with Public Hearing Draft revisions incorporated.
  2. Public Hearing Draft Revised Code — Redline Version — 2.4 MB
    The complete proposed code showing how the Public Hearing Draft differs from the current adopted code.
  3. Proposed Table of Allowable Uses by District — 94.3 KB
    A consolidated table showing proposed permitted, conditional, and prohibited uses across all zoning districts.
  4. Proposed Table of Dimensional and Intensity Standards — Clean Version — 49.6 KB
    A clean summary of proposed development standards, including setbacks, height limits, lot coverage, and other key standards by district.
  5. Proposed Table of Dimensional and Intensity Standards — Changes Shown — 54.5 KB
    The proposed table showing changes that differ from current code.
  6. Proposed Zoning Map — 1.1 MB
    A map showing the proposed zoning districts and how the updated code would apply geographically.

What's next?

The release of the Public Hearing Draft (PHD) 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 September 2nd. The Commission may hold additional public hearings, and when ready, will forward its recommendations to the City Council.
  • The City Council will then hold additional public hearings where the public may provide written or oral testimony. If the City Council proposes amendments to the code before final adoption, those amendments will be referred to and considered by the Planning Commission. The Planning Commission will review the proposed amendments and will provide a recommendation before the City Council takes final action.
  • Once adopted by the City Council, the process is complete.

More information about public hearing dates and other opportunities to participate will be posted on the City’s website throughout the adoption process.

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

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

  • June 22, 2026: City Council and Planning Commission Joint Work Session – Review and Discussion of Feedback on Public Review Draft
  • 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

Agnew::Beck Consulting and project partner, Stantec, served as the City of Homer’s consultants for the Homer Title 21 Code Update, leading the public engagement process, technical analysis, and preparation of the Public Hearing Draft.
 
With the completion and delivery of the Public Hearing Draft, Agnew::Beck and Stantec’s work on the project concluded on August 5, 2026, marking the completion of our scope of services. We appreciate the opportunity to have worked with the City of Homer and community members throughout this process.
 
This City of Homer will maintain this website as a public resource and archive of information, background materials, and engagement summaries developed during the course of the code revision process.