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City of Homestead

Meeting

Wednesday, April 16, 2025

What happened

Statura summary

This was a zoning heavy agenda, and the real action for anyone with frontage, leasing plans, or redevelopment ambitions is the cluster of code changes aimed at what can go into storefronts on the Washington and Krome corridors and in B 1A professional business districts. Those items are not cosmetic. They rewrite the permitted use list, which is where value gets created or capped. If you own or lease along those corridors, the fight is not about architecture or branding. It is about whether a tenant is allowed by right, pushed into special exception, or shut out entirely. The second big lane was the Southwest Neighborhood Master Plan package. One ordinance amends the commercial subarea zoning district, another changes Planned Urban Neighborhood District subareas, and a paired citywide and master plan amendment would prohibit wood and chain link fencing in residential and mixed use areas. That is a design rule on paper, but in practice it shifts cost onto builders, landlords, and homeowners while raising the finish standard the city expects in newer product. Also worth watching: staff is seeking authority to negotiate with Flanigan's Enterprises for redevelopment of the library parcel at the former City Hall site, which is the only item here that points to a named private party getting inside track leverage on a public site. The rest was mostly operational: water system modeling, stormwater fee adjustment, permitting software implementation, police undercover rental cars, an ICE agreement, and some art and property transfer items.

Statura-generated summary of the official agenda and minutes. Verbatim per-item votes and dollar figures are in the Agenda & votes tab.

Key decisions

  1. Permitted Storefront Uses Along Washington and Krome Avenue Corridors
    Pending

    Amends Chapter 30 zoning rules for storefront uses in the Washington and Krome corridors, which directly changes what tenants can locate there by right and therefore affects corridor lease value and redevelopment options.

  2. Amending Chapter 30 Zoning Regarding Permitted and Special Exception Uses
    Pending

    Rewrites permitted and special exception uses in the B 1A professional business district, shifting some businesses between straightforward approval and discretionary review.

  3. Text Amendment to the Southwest Neighborhood Master Plan, Commercial Subarea Zoning District
    Pending

    Changes the general standards and regulating subarea zoning rules for the Southwest Neighborhood commercial subarea, setting the terms for what future commercial product is allowed there.

  4. Code Amendment to Chapter 30 Zoning, Planned Urban Neighborhood District Subareas
    Pending

    Amends subarea rules in the Planned Urban Neighborhood District, which is the kind of technical zoning change that can unlock or constrain site specific development programs.

  5. Prohibition of Wood and Chain Link Fencing within Residential and Mixed Use Zoning Districts
    Pending

    Would ban wood and chain link fencing in residential and mixed use districts, raising required material standards and pushing replacement and development costs onto property owners and builders.

  6. Amending the Southwest Neighborhood Master Plan to Prohibit Wood and Chain Link Fences
    Pending

    Aligns the Southwest Neighborhood Master Plan with the proposed fence prohibition so the higher standard applies consistently there instead of leaving a plan level loophole.

  7. Authorizing Negotiation for Redevelopment of the Library Parcel at the Former City Hall Site
    Pending

    Directs staff to negotiate with Flanigan's Enterprises, Inc. as the sole respondent for redevelopment of the library parcel, giving one named private party the inside track on a public site before any final deal comes back.

  8. Adjust Stormwater Utility Fee
    Pending

    Updates the stormwater utility fee levy and collection framework, which is a direct operating cost issue for property owners rather than a symbolic policy statement.

  9. Potable Water Distribution System Hydraulic Model Update and Calibration
    Pending

    Approves engineering services to update and calibrate the city's potable water distribution system model, an infrastructure planning step that supports future capacity and service decisions.