Wasilla: Planning Commission Regular - 10 Nov 2026

I was just tapping out SOS. It's paper. When you, when you put it in the gold frame, I don't know. Yeah, I just looked down, I'm like, that's funny.

Who's in control of the chair?

Oh yeah, somebody's. Watching TV.

The November 10th, 2026 regular Planning Commission meeting is called to order. The time is 6:00 PM. Before we begin, Commissioners, please put away cell phones. If you have personal business during the meeting, please move for a recess. If you are participating telephonically, please mute your phone unless you are speaking.

Also, when speaking, please state your name for those streaming the meeting. As a reminder to attendees, this meeting is being streamed live. The camera is located in the back of the council chambers above the clock. Will the planning clerk please call the roll? Thank you, Commissioner Seals.

Commissioner Stafford? Here. Commissioner Brown? Here. Commissioner DeYoung?

Here. Commissioner Langell? Here. Uh, Commissioner Seals, you do have a— you're here, and you do have a quorum with Commissioners Stafford, Brown, and DeYoung in the chambers and Langell participating telephonically. Thank you.

Please stand for the Pledge of Allegiance. Commissioner DeYoung, will you please lead us in the Pledge of Allegiance? Sure. I. Pledge allegiance to the flag of the United States of America and to the Republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thank you.

First item of business is approval of the agenda. Before changes are discussed, are there conflicts of interest to declare?

Are there any changes to the agenda?

Hearing no changes to the agenda, the agenda will stand as presented unless objection is raised. Next on the item on the agenda is reports. Do we have a report from our planning department clerk? Thank you, Commissioner Seals. I do not have a report this evening.

Thank you. Do we have a report from our city attorney?

I have no report, but I did want to just give you a quick update that the planning clerk and the legal department will be working on a calendar. I know, I think Hannah brought that up recently. We'll be working on a calendar that really lays out and goes through your duties and, and creates a calendar of topics. So when you're dealing with the legislative issues, we have a calendar so you know what's coming and you can prepare for those and we can make sure you have all the presentations you need. Thank you.

Next on the agenda is public participation. Public participation is time for the public to comment on any matter except agenda items that are scheduled for a public legislative or quadjijudicial hearing.

We are now at Persons to Hurt— to Be Heard, a time for members of the public to share their views with the Planning Commission. This is not a question or answer period or a time for dialogue. Speakers may be referred to administration, or issues raised may be taken into advisement by the commission or administration. Anyway, anyone wishing to step forward may do so at this time. Seeing no one, we move on to approval of the minutes.

Will the planning clerk please read the item under approval of minutes into the record? Thank you, Commissioner Seales. We have the regular meeting minutes for the October 27th, 2026 Planning Commission meeting. Is there a motion to approve the October 27th, 2026 minutes? Commissioner Brown moved to approve the minutes as written for October 27th, 2026.

Is there a second? Commissioner DeYoung second.

Are there objections to the motion? Hearing none, the motion is approved.

Next on the agenda is legislative recommendations actions. With no items under legislative recommendations actions, we move on to quasi-judicial Hearings. Next on the agenda is quasi-judicial hearings. With no items under quasi-judicial hearings, we move on to unfinished business.

Yes, we are now at unfinished business. With no unfinished business, we move on to information— informational memorandums. Can the clerk Planning clerk, please read them and provide a report. Thank you, Commissioner Seals. Uh, tonight we have Informational Memorandum 26-01, Wasilla 2045 Comprehensive Plan Update and Schedule for Steering Committee Meetings, Draft Plan Engagement and Public Comment Period.

So this was really fun for me. I drafted my first information memorandum to city council providing an update. On everything that the steering committee and Dowell has accomplished in 2025 and 2026 on the comprehensive plan update. The project has reached a major milestone of more than a year of work by the steering committee, consultants, city staff, stakeholders, elected officials, and community members. The committee has completed its review of existing conditions, growth trends, and community priorities, and a draft plan is now being prepared.

The next steps include a steering committee review of the draft plan, followed by a public open house and public comment period in early 2027. After public input is received and incorporated, the plan will move through the formal adoption process. Which includes a review by the Planning Commission, City Council, and the Borough Planning Commission and Borough Assembly. The Planning Commission involvement will be especially important during this final phase as the draft plan is reviewed and refined to help guide Wasilla's growth and development through 2045.

Perfect.

And, and that's all I have. Open, open for questions. Uh, Commissioner Brown, so it goes to the public before we get to review to see what they came up with? Correct. And that's outlined in a, uh, memo attachment from Dowell, our consulting company.

I just— I guess, Mr. Chair, I got concerns that so it will almost be a finished product before we see it.

It will be a product that you can review and request changes and amendments to before it moves to council.

And to add to that, um, you can also add hearings, you can add meetings, but once that document comes before you, as the planning clerk is accurately stating. I think that's really important to know. You then own that document,. Right? But I thought we commissioned— the Planning Commission commissioned the DAO to do a report.

Is that not correct? I think the city, the way that it works is they hire the consultant to do the report that is reported to the Planning Commission. And then absolutely, I mean, there's different— what's interesting, we were talking about this right before. For the meeting, Julie and I, because there are different processes put in place by different consultants. This, the use of a steering committee is not— I have not seen that process before, but what it appears to be is they're going to give you a product that has as much public input, which was not directed by the commission or the council or any other branch of the city, you know, just sort of that independent public input.

And then it will be the Planning Commission's turn to look at that document and see and work through it. And I think that process will take time. That's a really— you can do a very robust review, revisions, and even additional public hearings on the document and any revisions. Thank you. Just my previous experience with other things is I made the assumption that we commissioned them to do it in we would get the first shot before it go public, because once the public see it and then for us to make changes just seem kind of out of order.

But thank you. I have a follow-up question for the attorney. So once, once we review it and we make our changes, does it go back to the public at that point, or does it go from there to the council? The way that I see it and based on your code. I think once it's brought to you, then it's going to— it stays with the commission and/or the assembly.

There's— or the city council. There's times where it's before the city council, but the approval process, and then it has to go to the board. I don't want to leave them out of it, but you are going to— so let's say that draft comp plan comes to you. It has been informed by public comments and comments from industry and all of those things, you can do a couple things. You can just simply review and revise and then send it back, sort of, you know, you could have them bring it back with the recommended changes.

You can direct the changes, or you can change it and approve it conditional upon those changes. The other thing you can do is have it come back with those changes and then hold additional public hearings before the commission. So it's really a baton passing. It really becomes your document, not your document. It's a comp plan.

It belongs to the city as a whole. I hope you understand what I mean. You're sort of driving the process at that point.

Chairman, go ahead. Commissioner Langell. Uh, just a question then, a clarification or guidance. Uh, when you look at page 19 of 29, it's that flowchart that shows how it's going to be a draft given to the public, and then it comes to the Commission, and the Commission reviews the plan. We can hold a work session, which I strongly suggest we do.

We hold— the Commission holds a public meeting, uh, takes public testimony and written comments, and from that, if I understand it correctly, we would compile our recommendations. We have the resolution.

Is that correct? I guess to the chair or to the attorney. Correct. I mean, there you have more— this, this is a roadmap to the process. You have more leeway and authority.

And once you get that document to decide what you need to get to the place where you are recommending approval. So that's all I'm saying is this appears there, these very specific, like, may hold a work session or 5. Right? I mean, I'm not saying that you're gonna need 5, but what I am saying is The Commission will— the comprehensive plan is one of the most substantial legislative components that you participate in as the Commission. I think, you know, I think that's a very important thing to keep in mind.

So you have your quasi-judicial duties, which is extremely important, and the comp plan and the other things, the other duties that the Commission partakes in and makes recommendations regarding. Do not necessarily— these are sort of the big ones, maybe Title 16 review. There you go. Those are your sort of top 3. And so I would recommend that while it is wonderful to have the roadmap and the blueprints and all of the input you'll receive from the consultants, and I'm sure they did a wonderful job, this is your rodeo.

Thank you, Commissioner Langille. I looked at this chart earlier today and it totally slipped my mind. Okay, I, I have another point. I wasn't finished. I'm sorry for interrupting.

No, go ahead. Can I make a motion at this point that the Planning Commission schedule a work session? And do we know what that date would be for a work session? And then have a work session to go over it and then determine when the public meeting would be.

Mr. Chair, I don't think we can do that because— I'm sorry, Commissioner Brown, I don't think we can do that because the organization haven't went to the public for the final time, so they don't have a product to give us yet. So. Yeah, and they— we don't have a date certain for when we receive this, but when we do have a date certain or when we do receive it, we can definitely entertain your motion for work sessions because it's actually in the flowchart.

But thank you for bringing that point up. And you know, we would wait—. Number 2 of.

The— so I guess to clarify my question and to get an answer, We will get a draft comprehensive plan at that time. The commission can schedule a work session. Or several work sessions,. However. Many we need.

Several, as many as we need. Yes, that's— if that's the plan, that's wonderful. That would be the plan as far as I as chairman and the commission, and I think the city attorney has concurred with that. Yes. So,.

Okay, okay, that's wonderful. Thank you.

And then I have a clear follow-up question for the city attorney. And then whatever changes we do or don't make, and we hand that off to the city council, they're free to do whatever they want to do with it, right? Yes, yes, I'm— yes. But I, you know, again, I think, I think one of the things we may prepare— I just, I want to— I have not looked back at the history of the comp plan adoption. Julia, did you look at the history and how the interaction between the council and the commission on the last one?

I mean, I don't mean to put you on the spot. I just— I don't recall the exact interaction between the Planning Commission and City Council, but I will say I looked at historical archives of previous comp plans before the the— oh yeah, the 2011 one. And there was photos from a work session that was here in this chambers room, and the walls were completely different. It was dated, and it was just so cool to look back at, you know, that piece of history at that time and the people who were there at that time and just how much the city has grown since then. So, but no, I don't recall what that interaction was.

Being that it was adopted in 2011, those work sessions were prior to then, so we're almost in new territory, or territory that we can change would be the— probably the better way to put that.

Is that all you Okay, at this time, before we move further, I kind of passed up on something. I want to go back up to legislative recommendations and actions, and I would like to propose— which I normally don't as chair, I let my other commissioners do this— but I would like to propose a resolution, uh, to the city council to either repeal their decision to not allow residential and commercial, or to schedule some kind of work session between the Planning Commission and the council to address these issues, because, uh, there in some cases irreparable harm has been caused by the decision of the city council. And I think it would be apropos for at least the Planning Commission to push the City Council to review the commercial zone and the no residential in it, because it has stopped many projects and a couple projects. It, it just really has caused irreparable damage.

Chair, so what I would recommend, if that's something the commission wants to consider, is that the— what we'll put a resolution recommending approval of an ordinance, and we will actually prepare the ordinance with the change that permits residential and commercial, or as it stood before the most recent ordinance. That way you are giving council the instrument they would need to adopt the change if that is— if that resolution passes by the commission, makes it easier for the city clerks to transition from the resolution recommending the change to an ordinance approving the change. If that— so if that works when you make your motion, we'll take that as direction to prepare that resolution for the next—. Yeah, I'm kind of in uncharted territory for me anyway. As— but we all, the council and the commission, sat and went over this line by line multiple times, and I, I think the public is owed some— an ordinance to fix this problem that was created by the ordinance they passed.

Before we make the motion, that's a question. City Attorney, Commissioner Brown, help me out. I thought the ordinance passed had a sunset clause that once the comprehensive plan was done. That not correct? I don't believe so.

I believe that ordinance just repealed residential from partial. That. Is my. Understanding, against the commission's recommendation that it be— what you may be remembering, Commissioner Brown, is that the Commission's recommendation was not just a— it was based upon— so your whereas clauses discussed the upcoming comprehensive plan and your, you know, your thought that that kind of change should wait for the—. And it was also— this is Chairman Seales— it was also based on, um, That train just left the station.

Hate that. Well, while you thinking, uh, Commissioner Brown, I move that we direct the city clerk— I mean, the planning clerk and the city attorney to prepare an ordinance with the ordinance attached to it to, uh, direct, uh, request the city council consider, uh, rescinding that order.

And Commissioner Stafford, I second that.

Sorry, Commissioner,. Commissioner Glanville here. Just, I think maybe I misunderstood. It got a little bit garbled there. Are you saying the commission would do a resolution with an ordinance attached requesting the council review for approval?

I thought I heard you say ordinance, ordinance,. But— oh, I meant to say resolution with an ordinance attached. Yeah,. Yeah. Okay, Commissioner Seals, we, we had, we had recommended that the council wait until Phase 2 of Title 16.

On the floor. Recognize the motion didn't happen, correct? 5 Seconds. Yeah, but you haven't recognized it yet. Oh, I just wanted to get my train back in the station.

Thank you. So we have a motion on the floor. Uh, is there an objection to the motion? Discussion first. Is there a discussion?

I'll share why I seconded in support of the resolution. Um, and it really ties back to my earlier question talking about the comp plan. Whatever we put a ton of work into Title 16 as the Planning Commission, and we passed it off to the council, and then the council did whatever they wanted. I had the same concern about the comp plan. Whatever input we put into it, when it gets to council, council's going to do whatever they want.

So it kind of makes you feel like, why bother? And so with them passing that resolution that they passed, you just kind of feel like, well, then what are we doing here tonight other than getting free water? So, um, so I— so, so that's why I'm, I'm speaking in favor and will support this motion. Uh, I think, I think we should get input as the Planning Commission, um, unless the City Council wants to redesignate themselves as the City Council and Planning Commission. I mean, I think that there needs to be that separation of duty and there should be some acknowledgement of what we're doing.

And I realize it's a very hot-button issue, and there were some very hot-button moments surrounding it, and I can appreciate that. But, um, I, you know, the city code gives us a voice, and I think this is our opportunity to share that voice. Well,. Is why I'm going to support it. Go ahead, sir.

Sorry,. Chair Seals, and I echo Commissioner Stafford's view, because it was actually mentioned in the council meeting that we're appointed, they're elected. And so that terminology from the city council, um, hey, I'm enjoying my free water, but I think our decisions have to have the same weight, or at least the weight the code gives us. That's my part of the discussion. Is there—.

Commissioner Langfield,. Go ahead. Commissioner Langfield, uh,. I agree too. I think that you'll probably see a little bit of change at the council level.

It could be that maybe the commission needs to remind the council that the commission does have legal responsibilities to enact ordinances, resolutions, and code on behalf of this city. And maybe they just need to be reminded that the commission took umbrage to their comments.

Commissioner Brown, I hear what you're saying, uh, Commissioner, and I think by Putting this ordinance of this, well, resolution in front of the council is a polite way of telling your boss to reconsider and to recognize our input to the process.

Absolutely, I agree.

You're all looking at me. I agree. I mean, say anything else, you're waiting for me, but I'll just leave it for them if we we have to, you know, have a meeting together. Well, we're in the middle of—. I did not appreciate the comments that, you know, we're, you know, the unwanted stepchild or something, because we put a lot of thought into what we do.

And yeah, you, you got me running. Well, we're in the middle of discussing a very important motion, and that's why we're looking to you for your comments. And I appreciate your comments, and if you have more, please. Well, just from a real estate point of view, I mean, some of things that need to happen. And we already have— I guess I'm going to call it mixed use.

I mean, we already have it. So why ban it? That's ridiculous. It really is. I mean, and it has hurt some businesses and it isn't smart.

I mean, shoot, I guess Basil Ginger might as well go away. I mean, altogether. I mean, that's just an example of a mixed use residential in a commercial, and it was allowed. And so why all of a sudden is it not?

Thank you, Commissioner Lanchil. Go ahead, Chair.

Uh, just a comment. I think that the commission needs to take a little bit of responsibility of being put on the back burner because we kind of slough off on our responsibility responsibilities amongst ourselves. A perfect example is at the last meeting we talked about the, uh, memo from the Public Works Director, and he was looking for Commission's feedback, and I thought we had discussed that we wanted to look at that. Nothing has been done, and so Commission doesn't do anything. The Director needs to go ahead and do his job, so we get overlooked once again.

I mean, and that's, that's our grace. I understand that. I'm in favor of this motion. Commissioner Langell, I, I also need to remind you, in just in case you don't know, that the director for public works was terminated in the incoming of the new administration, and also the deputy was also either put on administrative leave or terminated. So we have the people that were responsible to give us those reports are no longer here, and the Council— and the Commission has not been informed by the administration who those new people taking those positions are.

So at this point, we have no direction from them because we have not been informed by the administration who those people are. So, okay, so for clarification, then everything is at a stop within this city until new appointments are made? Does the public— is the public aware that the city is closed for business until these people are appointed? Mr. Chair, point of order.

We had a motion on the floor. Let's, let's discuss this motion, then we can move on to the next thing. And so back to this motion, Mr. Chair, uh, to all the commissioners, just be aware we can set a resolution up and we can request the council look at it and to consider changes, but we do not have the authority to make the council make that decision. That is true.

True.

So is there any further discussion on the motion that is on the floor that has been Brought forward by Commissioner Brown and seconded by Commissioner Stafford. Any more discussion? Is there an objection to the motion?

Hearing no objection, the motion passes. Uh, Commissioner, uh, Seals, Chair Seals, can I just clarify the motion for the record? Sure. Okay. Uh, so the motion is to direct the planning clerk and the city attorney to draft a resolution recommending City Council approve a repeal of Ordinance Serial Number 26-07, an ordinance of the Wasilla City Council amending Wasilla Municipal Code Title 16, Land Use— Land Development Code, to strengthen the commercial zoning district by prohibiting small assisted living facilities, including long-term small and transient small duplexes, multifamily dwellings, and single-family dwellings.

And attach a proposed ordinance to along with that.

That's what that would be. Yeah. All right. Those are my exact words. That's exactly what I said when I made the motion.

Thank you. You said all of that. Yeah.

Great. Well, now we can move forward. Okay, we are now at communications. Would the planning clerk please read the items for approval under communications into the record? Oh, we not going to discuss the other letters, the memos?

Not that we discuss them all. Did you have more than one memo? Nope,. It was just a bunch of attachments to one. Yeah, those are attachments.

Okay, for our information. Well, I was hoping she'd explain them all, but I'll read them again. I guess I missed that. That's why I published the packets a week ahead of time.

Uh, Chairman Phil, Commissioner Landshill here. Uh, on the informational memorandums we were talking about, what is— was the process— would— was that ever confirmed what the process is for the comp plan? I have a flowchart on my—. Yes, and I think the city attorney is ready to address your question at this moment. I think the packet addresses the process as anticipated by the consultant for the comp plan, and that process complies and is— and coordinates with your— with the city code provisions.

The only caveat, and I didn't mean to create confusion, I just wanted, uh, the commission to be aware of the flexibility it has and the fluidity in its own process as it goes through the comp plan. So what I'm saying is, yes, we'll follow the the plan, but when you want to deviate, if that is something that comes up and you want to add work sessions or, you know, you want to take a different route, that is for the commission to decide and to do. Thank you. Okay,. Thank.

You. Question, Mr. Chair. Go ahead, Commissioner Brown. On page 17, are those dates set in stone?

And where— those held at City Hall?

Oh yeah,. Uh, Commissioner Brown through the chair. So we did have a steering committee meeting on October 29th. That was their final steering committee meeting before, uh, Dowell is now drafting the draft plan, uh, and then the December 3rd through the 24th, that's their estimated time for when they're wanting to meet again with the steering committee to review the plan. And then nothing is set in stone now for 2027 for the public engagement, but that is their, you know, their rough schedule.

And those meetings will be held— do you know where they might be held at? I have an idea, but it isn't official yet. Okay. Thank you. But it's going to be very fun, and I'm very excited about it.

All right, thanks. I don't know what park it is.

No. Any further questions of the clerk? No, I'm confused. That's,. That's okay.

Yeah,.

So we are now at communications with the planning clerk. Please read the items for approval under the the communications into the record. Thank you, Commissioner Seals. Tonight we have permits and licenses issued October 21st through November 3rd, 2026, code compliance activity from October 21st through November 3rd, 2026, and the November 16th, 2026, uh, Matsuburo Planning Commission agenda. Thank you.

We are now at audience comments. A time for members of the public to share their views with the Commission. This is not a question and answer period or a time for dialogue. Speakers may be referred to administration, or issues raised may be taken into advisement by the Commission or administration. Is there anyone present would like to address the Commission?

Seeing no one, we're going to move to staff, attorney, and Commission comments. Does the Planning Department clerk have any comments this evening? No comment. Does the City Attorney have any comments this evening? No comment.

Commissioner Brown, do you have any comments this evening?

Uh, yes, I asked a question last time and I asked the City Attorney again. With all the stuff that's coming down the pike not having a planning— a city planner? How does that affect the things we do and the things we approve here now? I think one of the things to remember is your administration has prepared for that transition while they are looking for a planner, uh, to step in. They have— they're working with an acting planner that involves, you know, a highly qualified and experienced planner in Stephanie Queen, who has worked as an economic development director, planner, and city manager, I believe, you know, in the past.

And she's— so that is— so she's working very closely— not to speak for you, but she's working very closely with the clerk. And we also have, um, other consultants that together create that knowledge base and bring that experience to the table. I'm sure the commission noticed that a lot of times when those permits and those packets are being prepared, you are getting very high quality products with a lot of information and hard work. On the legislative front, I think this is one reason why we want to work on a calendar, and we'll do that in— we'll work with the administration to make sure that that calendar is something that the administration is prepared to support you on with whatever resources are necessary. So, and also that it dovetails into the agendas for council.

So if we're looking, for example, we'll be bringing you an ordinance with some changes to Title 16. We'll be preparing council to have that ordinance before them as well. So you can look at it, decide whether or not you approve those changes, the cleanup changes mostly to address wording that wasn't as clear as we thought it would be, or really just when you do a rewrite of that size, there are, there are missteps, um, and we want to get that clean. We expected that, so we want to get that process going. So you will have that in front of you in the near future.

You have the comp plan in front of you in the near future, and your quasi-judicial proceedings are— will be handled by highly experienced planning staff. So to the extent that brings comfort, you have a lot on your plate, uh, for the upcoming winter legislatively. I'm not sure, you know, we never can predict what permits will be in front of you quasi-judicially, judiciously, but you have a plan to make sure you handle it properly. Commissioner Brown, does that kind of give you a— give you some comfort. Yes,.

Ma'am. Okay, Commissioner Langille, do you have any comments? Uh, just one kind of a follow-up, uh, is that I would like to have, um, the planning clerk prepare a resolution from the commission to have the acting planner engage with the commission by attending our meetings. We're told that, you know, we have this acting planner out there, but I don't know that we've ever actually met him/her in person. So I think it's vitally important that they engage with the Commission.

Thank you for your comment.

Commissioner DeYoung, do you have any comments? No comment.

Commissioner Stafford, do you have any comments? A couple things, uh, just for clarification, the city attorney, do we currently have an acting planner or a contract planner? What would be the proper description of that person's role? I think we're in transition to make sure that we get the acting planner designated. Okay, so, and I'm not sure if the administration has made that specific designation yet, but you will have an acting.

Okay, because for the purposes of city government, you know, we will have an acting. We have acting directors, people that step into that role, whether they wear 2 hats or if they're in this case, you know, we turn to consultants and outside help. They are also a contract planner in that sense. You know, but we want to make sure that that role is clearly assumed by a person. For the reasons Commissioner Lanchel expressed, and the administration is thinking about that and talking about that and has every intention of putting that into place so that connection and that thread is there while the city searches for a, you know, a Long-term planner.

I just—. I was just wanting to keep the title in my head. So, because I've heard that person referred to as the contract planner, and I didn't know if that job title had changed to acting planner. So I was just the clarification I was looking for. So,.

And I think the reason for that was because we had an acting planner that was working with the contract planner. So we are having a shift in the organization. Yeah,. Transitional, a transitional shift, not a long-term shift. Okay, um, thank you for that clarification.

I want to say thank you to the planning clerk for all the work you're putting during this time. And Mr. Chairman, would it be out of order since our mayor has joined us to invite her to address us as she desires? Would that be out of order? No, we, we, we could back up to a audience comments at any time. She's like, we're past.

That. Nope. Well, we're just on the record, it's not scary. The mayor has not addressed her commissioners yet. I think she should address her commissioners.

Well, at this point, as chair of the commission, I can request that, but, uh, Well, I. Think we should stay in line with Robert's rules. Yes, right. And that's what my recommendation would be. Excellent recommendation, Chair Seals.

My comments tonight would be first a question to the clerk. Our administrative permits, have they dropped off in numbers? I would— Planning Clerk, through the chair, yes. In recent months, since August, I've said I've noticed a steady decline, but we're still getting, you know, tons of new businesses coming into the city, new commercial tenants, new people, you know, starting businesses out of their homes. And there definitely isn't a lack of interest in development in the city.

There's just hasn't been a whole lot of seeds.