Planning and Zoning Commission - August 4, 2025 - 2025-08-04 18:30:00

Call the August 4th meeting of the Planning and Zoning Commission to order. May we please have the roll call? Mr. Gardner? Here. Ms. Krishna?

Here. Mr. Paulus? Here. Mr. Rahn? Here.

Mr. Spinelli? Here. Mr. Stryke? Here. Mr. Winchester?

Here. Ms. Eber, are you on the line?

She's not. You have a quorum. Okay, I see no minutes in my packet. I, I don't believe we have any minutes to approve. Is that correct?

That is correct, Mr. Chair. They have not been approved yet given Ms. Blake's absence due to surgery. Thank you. Uh, next item of business, any disclosures?

Any commissioners having anything they wish to disclose?

Commissioner Gardner. Thanks. I think I should disclose I was absent from the July 14th meeting, which I think is when the Resolution 2025-018 on the consent agenda was heard, or the related case. So I won't participate in, um, that portion of the consent agenda.

Anybody else? I believe I— I believe I'm in that same position. I don't recall that.

Will we still have a quorum if two of us abstain? Yes. Okay. Commissioner Streich will abstain. Abstain from the consent agenda.

All right. Next item of business is approval of the consent agenda. Is there a motion to approve?

Moved by Commissioner Polis, seconded by Commissioner Winchester. Any discussion on the consent agenda?

Any opposed?

Hearing none, the motion passes.

Um, Do we want to combine cases 2025-0085 and 2025-0086?

We can do that. I'll present the comprehensive plan amendment first, and then we can do the— I'll present the rezone. I typically, in a situation like this, I don't know if staff or the petitioner wishes to sides, but we're kind of instructed to combine. I, I I don't know if the commission cares. Does the petitioner— okay, is there a motion to combine public hearing cases 2025-0085 and 2025-0086?

If we are waiting for that to come up, I will move. [FOREIGN LANGUAGE] Brandy, is that you? It is. Thank you. I did not know if we are waiting for a motion to come up across the screen, but I would move that these two cases be combined.

I think we are waiting.

Moved by Commissioner Stryk, seconded by Commissioner Rahn. Any discussion?

Hearing none. Any opposed? Hearing none. That motion passes.

I will now read the procedures by which the public may speak to the Commission at its meetings. After staff presentation is completed on public hearing items, the chair will ask for public testimony on the issue. Persons who wish to testify will follow time limits established in the Commission rules and procedures. Petitioners, including his or her representatives, will receive 10 minutes. Part of this time may be reserved for rebuttal.

Uh, please note that with the cases combined, these times will be doubled. Representatives of groups, community councils, PTAs will receive 5 minutes. Individuals will receive 3 minutes. When your testimony is completed, you may be asked questions by the Commission. You may only testify once on any issue unless questioned by the Commission.

Any party of interest wishing to appeal shall first file with the Planning Director within 7 days of the Commission's decision made on the record written notice of intent to appeal in accordance with AMC 2103050A4A. Commission recommendations to the Anchorage Assembly are not appealable. Following approval of the written findings of fact and decision, any party of interest may within 20 days file an appeal by filing a notice of appeal and paying the appeal fee and deposit in accordance with 2103.050. The notice of appeal, appeal must be filed with the planning director on a form prescribed by the municipality. If the appellant is not the applicant, the appellant's notice of appeal shall include proof of service on the applicant.

May we please have the staff presentations, please? Thank you, Mr. Chair. I will present the comprehensive plan amendment under case number 2025-0085. First, this is a request to amend the land use designation for approximately 0.3 acres of land classified as compact mixed residential medium in the Anchorage 2040 land use plan to Main Street corridor.

This comprehensive plan amendment will allow for a corresponding platting action that would subdivide the target parcel as well as two parcels of land to the west into one parcel and a rezone of one parcel from R2M Mixed Residential District to B3 General Business District under cases S12845 and 2025-0086. The Planning Department is recommending approval for the corresponding rezone as well. The Anchorage 2040 Land Use Plan classifies this parcel as a compact mixed residential medium. The parcels to the east, north, and south have the same land use classification. The properties to the west, including two properties that are in the same ownership as the subject parcel, have a land use classification of main— main street corridor.

The target parcel has historical use as an accessory to the parcels to the west with whom it shares a common owner as of today. The target parcel is also unsubdivided, and according to the Anchorage Municipal Code AMC 21.08.030K.2, its configuration is not compliant as the width of the target parcel is less than one-third of the depth of the lot. Thus, there is a need to amend the comprehensive plan to Main Street corridor for further subdivision and rezoning for efficient future development and code compliance. Other agency comments. Reviewing agencies had no objection to the comprehensive plan amendments.

The State Department of Transportation and Public Facilities had one advisory comment about an ongoing project on Spinard Road. Their comments are attached. 5 Standards presentation. The Planning and Zoning Commission may submit a recommendation for approval, and the Assembly may approve an amendment if, in the judgment of the Commission or the Assembly, the amendment meets the following 5 criteria. Criteria A, subsections 1, 2, 3, and 4 are met.

Criteria A, subsection 1: the Anchorage 2040 Land Use Plan classifies this parcel as compact mixed residential medium alongside parcels to the east, north, and south. The target parcel is unsubdivided, and the current configuration of the parcel would make it hard to develop efficiently as the parcel is not code compliant. The parcel to the east is currently in use as a mobile home park. While a subdivision process to incorporate the target parcel to the mobile home park is possible given the zoning designations, it is improbable because of separate ownership. Additionally, the target parcel has historically used as an accessory to the parcels to the west.

The same person who owns the target parcel also owns the target— also owns the parcels to the west. The assumption made by the 2040 land use plan that the target parcel and those to the east could develop together is currently improbable and has no historical basis. Moreover, concurrent applications for a rezone and a subdivision are in process that would effectively combine the target parcel with the two parcels to the west, creating a more efficient environment for development while maintaining historical land use patterns. Thus, it is no longer— it no longer makes sense for the target parcel to share the comprehensive mixed compact mixed residential medium land use classification with the parcels to the east. A comprehensive land plan amendment is thus necessary for the sub— for further subdivision and rezoning of the target parcel for development.

Subsection 2: The proposed comprehensive plan amendment, along with the corresponding platting action and rezone request, is in response to the growing demand for strategic economic development along the Spennard Corridor, as per Goal 18 of the Spennard Corridor Plan 2020. The proposed amendment will increase the development prospects for the target parcel. The proposed amendment will classify the target parcel as a main street corridor, enabling the subsequent subdivision and rezone to a B-3 General Business zoning district. The new subdivision will reduce the developmental insufficiency that the target— that the parcel faces due to its current configuration. Subsection 3: There have been no changes to policies and objectives of standards governing this parcel.

Subsection 4: The proposed comprehensive plan amendment would allow the target parcel to proceed with the subdivision and join with the parcels to the west that all under the— that are all under the same ownership, fixing the issues with the current dimensional configuration of the same parcel. The target parcel is currently 55 feet wide and 238 feet deep. According to AMC 21.08.030 K.2, the configuration of the parcel is not code compliant as the width of the target parcel is less than one-third of the depth of the lot. The proposed amendment and rezone would allow the subsequent subdivision action to go through, eliminating the possibility of a split zone lot and fixing the dimensional non-compliance of the parcel. Criteria B is met as well.

This request maintains the internal consistency of the comprehensive plan by promoting more residential and commercial development within an area of Anchorage that is centrally located with adequate access to Spinard Road The sub— the comprehensive plan amendment will also enable the subsequent rezone and subdivision, allowing efficient use of the target parcel according to urban design principles. Criteria C. Criteria C is also met. Amending the parcel's classification from, from compact mixed residential medium to medium street corridor will enable the proposed subdivision and rezone of this property. This will allow for a pattern of development that will reflect the diverse and changing needs of Anchorage This amendment will not be detrimental to the public interest and health, safety, convenience, or welfare of the community. Criterion D. Criterion D is also met.

This request is consistent with the following goals of the Anchorage 2040 Land Use Plan: Goal 2, Infill Redevelopment. Goal 5, Infrastructure— Infrastructure-Land Use. This request is also consistent with the Spenard Corridor Plan Goal 15, focused on strategic economic development efforts. This proposed amendment to the comprehensive plan will facilitate efficient development of this parcel and the adjacent parcels to meet the needs of the Spennard community. The subject parcel is in the North District, is within the heart of the Spennard Corridor, which is envisioned to be like livelier.

A change to the land use designation Main Street Corridor is consistent Criteria E. Criterion E is also met. The proposed amendment is consistent with the locational criteria for the requested land use description of Main Street Corridor. The Main Street Corridor description as detailed in the 2040 Anchorage Land Use Plan reads as follows: Main Street Corridor. This land use designation provides for commercial and mixed use— mixed uses within urban neighborhoods that can evolve as pedestrian-oriented, transit-served Main Street development. It includes specific corridors recommended in neighborhoods and district plans.

Main Street features transit access, wide— wider sidewalks, pedestrian amenities, street tree landscaping, and relocation of utility poles and boxes and other impediments to a safe and comfortable pedestrian environment. Examples of this designation include all segments of Spenard Road, Arctic Boulevard, Debar Road, etc., etc. The target parcel is located within the North District of the Spenard Road Corridor according to the Spenard Corridor Plan. The amendment is physically suitable to accommodate the proposed designation, including but not limited to access, physical constraints, provision of utilities, and compatibility with surrounding designations and development patterns. Department recommendation: the department finds that the approval criteria for comprehensive plan amendment are met The department recommends approval of this comprehensive plan, plan amendment to change the land use designation in Anchorage 2040 Land Use Plan from Compact Mixed Residential Medium to Main Street Corridor.

I can answer any questions that the board may have, and the petitioner's— petitioner representative S4 is in attendance after the next presentation.

I will now present case number 2025-0086 for the corresponding rezone. The petitioner is requesting to amend the zoning map for approximately 0.3 acres of land from R2M Mixed Residential District to B3 General Business District. This petition site is generally located west of— south of West 32nd Avenue, west of Dobrunt Street, north of West 33rd Avenue, and east of Spinard Road in Anchorage. An accompanying comprehensive plan amendment will make this rezone request consistent with the comprehensive plan. Approval of this rezone will fulfill a condition of approval for a corresponding platting action that would subdivide the project site as well as two parcels of land to the west into one parcel.

The Planning Department is recommending approval of both the corresponding comprehensive plan and the platting action as well as the rezoning request. This application— a pre-application conference was held on April 2nd, 2025, in accordance with AMC 21.03.020B. The petitioner held a community meeting with the Spanard Community Council on May 7th, 2025, in accordance with AMC 21.03.020C. A summary of that meeting is in the application. The Spanard Community Council raised concerns about rezoning residential land for commercial uses The Planning Department mailed 264 public hearing notices on June 16th, 2025, in accordance with AMC 21.03.200 H.3.

As of this writing, the Planning Department has not received comments from the public or the Srinagar Community Council. Other agency comments: state and municipal agencies have no objection to the rezone. Similar to the previous case, the State of— State Department of Transportation and Public Facilities had one advisory comment about an ongoing project on Spinart Road. 9Th Standard's presentation: The Planning and Zoning Commission may recommend approval, and the assembly may approve rezoning if the rezoning meets all of the following criteria. Criteria 1.

Criteria 1 is met. The rezone is in the long-term interest of the citizens of Anchorage as a whole and promotes public health, safety, and general welfare. The proposed rezoning provides an opportunity for the petitioner to subdivide the target parcel, which is non-compliant with Title 21 and is difficult to develop in its current configuration. The proposed subdivision will incorporate the target parcel and the parcels to its west in the same ownership into a new parcel that is code compliant and more efficient for development. Criterion 2— Criterion 2 is met.

A corresponding comprehensive plan amendment request to amend the 2040 Land Use Plan classification of the subject parcel from comprehensive from compact mixed residential medium to Main Street corridor will be heard before the Planning and Zoning Commission prior to this rezoning request. If the Planning and Zoning Commission approves of the comprehensive plan amendment, the rezoning request will become compliant with the parcel classification in Anchorage 2040 Land Use Plan. This plan is consistent with the following goals of the 2040 Anchorage Land Use Plan. Goal 2: Infill and Redevelopment. Goal 5, Infrastructure and Land Use.

This request is also consistent with the Spennard Corridor Plan, that is, Goal 15, Focus on Strategic Economic Development Efforts. This proposed amendment to the comprehensive plan will facilitate efficient development of this parcel and the adjacent parcels to meet the needs of the Spennard Corridor. The target parcel is located in the North District of the Spennard Corridor The Spennard Corridor envisions North Spennard as the heart of the Spennard Corridor with a wide range of residential, retail, restaurant, employment, and other creative spaces. Criterion 3, this criterion is met. This rezoning is consistent with the purpose of the B-3 zoning district.

The B-3 district intent is for commercial purposes.

The B-3 location requirements will also be met if the comprehensive plan map Amendment is approved. Criterion 4: This criterion is also met. The proposed rezoning is compatible with the surrounding zoning districts. The property to the east is zoned R2M. The properties to the west, north, and south are all zoned B3, which is consistent with the rezone.

This rezone will continue historical land use patterns. Criterion 5: This criterion is also met. Anchorage Water and Wastewater Utility 1 provides the target parcel with municipal water and wastewater connection. This site is located within the Police Service Area, Anchorage Fire Service Area, the Anchorage Road Service Area, and the Anchorage Building Service Area. Criterion 6 and 7 are also met.

This rezoning will not result in adverse impacts upon the natural environment. This rezone will allow the orderly development of this parcel and keep continuing historical land use patterns that do not affect the natural environment. Additionally, proposed rezoning will not result in significant adverse impacts on adjacent land uses. The development requirements will include L2 buffer landscaping along the east property line bordering the residential R2M zoning. Any, any future development of the property shall meet all applicable use design and development standards and may improve the environmental impact of the subject parcel in case— as in case S12845, due to the addition of L2 buffer landscaping.

Criteria 8 and 9 are also met. The rezone to B3 will make development of this target lot possible as it has a shape that is difficult to develop on its own. This rezone will not extend or exacerbate land use pattern that is inconsistent with a comprehensive plan, as there is an associated comprehensive plan amendment under case number 2025-0085. The rezone will also not create a split zone lot. Condition on the approval: of the approval of the rezone is a requirement to effectuate platting case S12845.

Department recommendation: Department finds that all 9 approval criteria for rezone are met. Therefore, the department recommends approval of the rezoning from R2M, mixed residential, to B3, general business district. I can answer any question that the board may have, and the petitioner representative S4 is in attendance, and that goes for both cases. Thank you.

Thank you. Any questions for staff?

Hearing, seeing none.

Oh, Commissioner Rahn. Sorry. Thank you, through the Chair. Staff, thank you for that presentation. My question is with respect to current development on the parcel, if any.

The petitioner's applications, both of them, describe the land as being vacant. Aerial photography on pages 8 and 10, respectively, of the two packets seem to show a structure there. Is staff aware? I will ask the petitioner when it's their turn if not. Thanks.

Through the chair to Mr. Rahn, as far as I know from the most recent aerial imagery, the parcel is paved with very little vegetation and primarily vacant with no structures on it. I think the— I think the parcel imagery that we have here may be from 2021 or '22, I'm not sure, but the 2024 version shows nothing as such.

Uh, thank you. We will ask the petitioner to speak.

Hello, I'm the petitioner's representative, Kate Sauve, S-A-U-V-E. I think the staff's report was thorough and correctly reflects both of the cases. I'm happy to answer any questions. The property was previous— did previously have buildings on it. They have all been demolished and it is currently now flat and vacant.

Any other questions? Any other questions for the petitioner?

I see none. Oh, Commissioner Winchester. I see the Spinnard Community Council on their June meeting had a resolution to, uh, either support this— I think it was, uh, 2025-02 on June 4th. Did they Did we take a vote on that? They voted to abstain.

Voted to abstain. Thanks.

Any other questions? I see none. You have 19 minutes and 45 seconds for rebuttal. I don't think I need to add anything.

Okay. Anybody from the public wishing to testify, now is your time. Please step forward.

Okay, um, one last shot at that rebuttal.

Okay, with that, we will close the public hearing. What is the will of the body? We need two separate motions, and I believe 85 should go first.

Motion by Commissioner Pulis, seconded by Commissioner Streich. Commissioner Pulis, would you like to state your motion and speak to it? I move to approve a comprehensive plan amendment of Track 13, R4W, Section 25, Northwest Quarter, Northwest Quarter, Southeast Quarter, Northeast Quarter, portion MB, designated in the Anchorage 2040 Land Use Plan from compact mixed residential medium to Main Street corridor, found on page 6 of the staff report.

And would you like to speak to the motion? Yeah, I intend to support the motion. It meets the comprehensive plan amendment criteria as noted in the staff packet. There were no real public or agency opposition to the project other than questions at the Community Council meeting about changing residential zones to commercial. On that note, the existing residential lot does not meet current dimensional requirements— sorry— and a B-3 lot may have a better chance to include multiple multi-use development than to make existing lot work for residential only.

Thank you. Anybody else wishing to speak to the motion?

Hearing and seeing none, we'll call for the vote.

Ms. Heber, are you there?

That motion passes.

I'll move on to Case 2025-0086.

Commissioner Polis, would you like to state your motion?

I move to approve the rezone of T-13-N R4W Section 25 Northwest Quarter, Northwest Quarter Southeast Quarter, Northeast Quarter Portion MB from R2M Mixed Residential District to B3 General Business District, found on page 7 of the staff report. And would you like to to your motion. That is seconded by Commissioner Krishna. Would you like to speak to your motion, Commissioner Bullock? Yeah, I'm going to use pretty much the same speech I did on the last one.

I intend to support the motion. The rezone meets the 9 approval criteria for rezones as detailed in the staff packet. Um, there are no real public or agency oppositions to the project other than, again, questioning of the, um, converting the residential to commercial. And to that, I again say the existing residential lot does not meet current dimensional requirements, and a B-3 lot may have a better chance to include multiple use development than to make the existing lot work for residential only. Thank you.

Anybody else wishing to speak to the motion?

Hearing and seeing none, we'll call for the vote.

Miss Eber.

The motion passes.

Thank you, everybody.

Uh, next item of business, appearance for requests. Seeing none. Reports, uh, I don't believe we have any reports. Title 21 discussion. Does anyone have anything on Title 21 they wish to discuss?

Seeing none, any Commissioner comments?

Seeing none, we will entertain a motion to adjourn.

Moved by Commissioner Streich, seconded by Commissioner Winchester. Any discussion? Hearing none. Any opposed? Hearing none, we are adjourned.

Thank you.