CHAPTER 5

Plan Implementation

How Chapter 5 Is Organized

Balancing the Needs

Policies and Strategies:

• Land Use & Transportation

• Design & Environment

• Public Facilities & Services

• Implementation

Implementation Strategies

Plan Implementation

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Key elements of ANCHORAGE 2020 are its goals, policies, and strategies. Goals are general achievements that the community desires to reach in the future. Policies are specific actions needed to help the Municipality attain its goals. Strategies are mechanisms selected to carry out the policies. The policies and strategies listed in this chapter will govern municipal actions and resource commitments needed to implement ANCHORAGE 2020.

Policies

The policies are statements of intent that govern implementation of ANCHORAGE 2020. District plans, ordinances, and other strategies will provide details to meet the goals of ANCHORAGE 2020. In their absence, the policies are used in combination with the Land Use Policy Map (see Chapter 4) for decision-making by municipal staff, Planning and Zoning Commission, Platting Board, Zoning Board of Examiners and Appeals, and Assembly.

Corresponding to the ANCHORAGE 2020 goal categories outlined in Chapter 3, the Chapter 5 policies are organized under the titles: Land Use and Transportation, Design and Environment, Public Facilities and Services, and Implementation. Each policy section begins with a bulleted list of guiding planning principles that summarize the intent of that policy section.

Strategies

Adjacent to each policy is a set of strategies that will help implement the corresponding policy. ✪ This symbol identifies the strategies which are most essential to the implementation of that policy. Although a strategy may be marked “essential” to one policy, it may be considered “secondary” to another policy and will not be marked. Several strategies may be needed

to fully implement each policy, and some strategies contribute to the implementation of many policies. The Work Program will determine which strategies are most essential for the implementation of ANCHORAGE 2020 as a whole, and prioritize the completion of those strategies accordingly.

Strategies include new or revised municipal ordinances, functional plans, neighborhood or district plans, the capital improvement program (CIP), and others. Until applicable strategies are implemented, the policies guide municipal decision-making.

Maps

The Land Use Policy Map is an interim guide for municipal decision-making until neighborhood or district plans and Title 21 changes are prepared and adopted. The Land Use Policy Map shows the approximate location of major employment centers, redevelopment/mixed-use areas, town centers, neighborhood commercial centers, industrial reserves, and transit-supportive development corridors. It also illustrates a planning district for neighborhoods adjacent to and influenced by the Ted Stevens Anchorage International Airport, and the concept of establishing urban and rural service districts.

How Chapter 5 Is Organized

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How Do You Know

How do you know if a new project meets community standards established in the ANCHORAGE 2020 plan? Measure the project against the goals. The policies help us to make that measurement. Through the implementation of strategies, policies become laws, plans and standards. They increase the precision and enforceability of the policies.

Role of the Public

When a new project is presented for review, the public can use the Comprehensive Plan to see how well it measures up. Are the transportation and air quality issues addressed? Does it meet open space and water resource requirements? The public will be able to use this plan as their tool to maintain the integrity of their community when new schools, roads, neighborhoods or redevelopment is proposed.

Definitions

What is a goal? A goal is our destination. The vision for where we want to go.

What are the policies? The policies are the road map. They help guide the boards and agencies in making their decisions.

What are the strategies? These are the nuts and bolts of getting the job done. The strategies become ordinances and changes to the municipal code that direct development of new projects.

Balancing the Needs

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Land Use & Transportation Policies and Strategies

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• Infill, redevelopment, and adaptive land reuse principles revitalize the community.
• Downtown is a vital commercial, office, residential, governmental, and cultural center.
• Commercial growth is efficiently concentrated in compact centers.
• Land uses are mixed where appropriate.
• Conservation of the existing housing stock, as well as development of new housing in appropriate locations and at appropriate densities, is promoted.
• Higher density residential development is promoted near and within transit-supportive development corridors, town centers, redevelopment/mixed-use areas, and major employment centers.
• Neighborhood vitality and quality of life are reinforced through density, street and trail layout, architectural design principles, and neighborhood or district plans.
• The transportation system, which includes all modes (vehicular circulation and parking, transit, and pedestrian/trail access), is linked to land use patterns and density.

Design & Environment Policies and Strategies

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• Improved building/parking location, orientation, streetscape and form are important in order to achieve efficient and attractive development. • The visual image and identity of the city are strengthened and promoted. • City codes include new tools that will produce more desired forms of development. • The scale and appearance of higher density commercial and residential development is compatible with adjacent areas. • The natural environment is embodied in project design. • Impacts to environmentally fragile areas are minimized. • Streets move people and goods efficiently and safely, and support healthy commerce. • Neighborhoods are connected by the road and trail system and open spaces. • Transit-oriented development and design elements are promoted.

| Policy # | Policy <br> These statements provide direction to public officials and the general <br> public until Strategies are implemented. | Strategies <br> ✪ Strategies that are "essential" to the implementation of the corresponding Policy. <br> All others are "secondary" to its implementation. | | :--- | :--- | :--- | :--- | | 65 | Promote and encourage the identification and conservation of open spaces, including access to greenbelts, Chugach State Park, Anchorage Coastal Wildlife Refuge, and Far North Bicentennial Park. | ✪ Park, Greenbelt and Recreation Facility Plan <br> ✪ Neighborhood Park/Open Space Priority System <br> ✪ Greenbelt Acquisition Program <br> ✪ Natural Open Space Acquisition | ✪ Natural Open Space Standards <br> - Anchorage Coastal Wildlife Refuge Extension <br> - Coastal Access <br> - Open Space Public Access Guide | | 66 | Fish, wildlife, and habitat protection methods shall be addressed in land use planning, design, and development processes. | ✪ Wildlife Habitat Preservation and Coordination <br> ✪ Land Clearing Standards <br> ✪ Design for Wildlife | ✪ Natural Open Space Standards <br> ✪ Wildlife Habitat Standards <br> - Anchorage Coastal Management Plan | | 67 | Critical fish and wildlife habitats, high-value wetlands, and riparian corridors shall be protected as natural open spaces, wherever possible. | ✪ Park, Greenbelt and Recreation Facility Plan <br> ✪ Greenbelt Acquisition Program <br> ✪ Anchorage Coastal Management Plan <br> ✪ Wildlife Habitat Preservation and Coordination | ✪ Design for Wildlife <br> - Conservation Easements <br> - Natural Open Space Acquisition <br> - Natural Open Space Standards <br> - Watershed Planning | | 68 | Water resources and land use planning shall be integrated through the development of watershed plans for Anchorage streams. | ✪ Watershed Planning <br> - Impervious Surface Mapping <br> - Storm Water Treatment | - Stream Restoration Projects <br> - Surface Drainage Management Plan | | 69 | The Municipality shall preserve the functions and values of important wetlands, and manage the proper use of low-value wetlands with General Permits, as delineated in the Anchorage Wetlands Management Plan. | ✪ Anchorage Wetlands Management Plan <br> ✪ Wetland Acquisition Priority List <br> ✪ Zoning and Platting Review Process | - Watershed Planning <br> - Anchorage Coastal Management Plan |

Public Facilities & Services Policies and Strategies

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• Adequate infrastructure serves existing and projected needs. • Level of service standards are developed and implemented.

Implementation Policies and Strategies

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• Plan implementation progress is monitored for effectiveness and relevancy as the land use, transportation, and environmental issues affecting the future of Anchorage become increasingly regional rather than local in scope.
• Adjustments to organizational roles, department functions, and governing plans are made as necessary.

Implementation Strategies

Implementation Strategies

Accessory Units – With this strategy the Land Use Code is revised to allow accessory dwelling units (sometimes referred to as in-law apartments) as an alternative affordable housing type with single-family homes in selected zoning districts. Design standards for accessory units will be developed before such units are allowed.

Adequate Public Facilities Ordinance – Develop an Adequate Public Facilities Ordinance as a tool to manage the timing of land acquisition and development as a means of promoting orderly growth. It is used in conjunction with Level of Service (LOS) and the Urban/Rural Services Boundary. The approval of development is tied to or conditioned on the availability and adequacy of public facilities. The goal is to encourage efficient development, thereby reducing costs to the public for infrastructure improvements. A map of existing and planned infrastructure will be required.

Affordable Housing – The objective of this strategy is to remove regulatory impediments that increase housing costs without a clear and convincing public benefit. However, it is not designed to result in the addition of structures that are insensitive to community design expectations or are of reduced quality and shorter building life. Implementation will include changes in zoning and subdivision regulations, and perhaps local amendments to building codes. Design standards for affordable housing will be developed before additional units are encouraged.

Air Emissions – In an effort to address safety and health hazards of toxic air emissions, this strategy directs the identification and measurement of indoor and outdoor sources of toxic air emissions. It also calls for the development of methods to reduce exposures and emission levels. This strategy will be implemented through Department of Health and Human Services programs.

Air Quality Education – This strategy is an educational program administered by the Department of Health and Human Services and designed to improve community awareness about the impacts of individual actions on air quality. For example, a program could result in promotion of the use of engine block heaters to reduce “cold starts.” Implementation will mean development of an education program.

Air Quality Impact Update – Municipal staff will evaluate anticipated air quality impacts as part of the Long-Range Transportation Plan. Adjustments to air quality standards, regulations, and implementation measures will follow.

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Alternative Commuter Transportation – Although convenient, the use of single-occupant vehicles is the least efficient means of commuter transportation. Through the Long-Range Transportation Plan, the Municipality will encourage the development of alternative forms of reasonably convenient and affordable commuter transportation to reduce community dependence on automobiles during “rush hours.”

Anchorage Coastal Management Plan – As a tool to managing wetlands and coastal resources, the Anchorage Coastal Management Plan needs to be revised to include new management and protection systems as identified in the policies in ANCHORAGE 2020. Implementation of this strategy will be accomplished with assistance from the Alaska Coastal Management Program.

Anchorage Coastal Wildlife Refuge Extension – To further protect important wildlife habitat and public access to Anchorage’s intertidal zone, the concept of expanding the State Coastal Refuge Boundary from Point Woronzof to Ship Creek needs to be evaluated and balanced against other community needs. Implementation will require action by the State Legislature to extend the boundary and memoranda of understanding and management agreements among affected state agencies and the Municipality.

Anchorage Wetlands Management Plan – The Anchorage Wetlands Management Plan is the main municipal tool that directs the management, development, and protection of Anchorage’s wetlands. The Municipality shall continue to administer the General Permits for projects in “C” wetlands, and Table 2 Management Strategies will guide projects in all wetland areas.

Annual Progress Report – The objective of this strategy is to provide a method to assess the Plan’s effectiveness. Municipal staff and relevant board and commission members will collectively develop a system of quantifiable indicators to measure and guide the progress made toward implementation and achievement of Comprehensive Plan Goals. The annual capital improvement program process will be adapted to incorporate items in response to the results of each year’s set of indicators.

Capital Improvement Program Process – This strategy calls for revision of the municipal capital improvement program to:

• Improve coordination among capital improvement programs of the Municipality, Anchorage School District, Anchorage Metropolitan Area Transportation Study, and Anchorage Water and Wastewater Utility, and possible extension of the time horizon from six to ten years; and,
• Assign higher priorities to projects that 1) are necessary to bring an area up to an adopted municipal level of service standard; 2) are timed to support the provision of another public facility project; and 3) meet policies of and/or occur in priority areas identified in ANCHORAGE 2020.

Implementation of this strategy may involve amendments to existing procedures and possible memoranda of agreement among the participating entities.

Central Business District Plan – In order to promote the Central Business District (CBD) as Anchorage’s center of business, government, and culture, and as a Major Employment Center, this strategy calls for the development of a new CBD Plan. The Plan is intended to shape the space-use composition and economic vitality of the downtown area by including the following:

• Promote diversity of use;
• Emphasize compactness;
• Foster intensity;
• Provide for a range of modes of accessibility to, from, and within the CBD;
• Create functional linkages between developments; and
• Build a positive identity.

Coastal Access – To improve access to the coastal areas in the Bowl, both the North and South Extensions of the Coastal Trail need to be finalized. Both extensions will provide direct coastal access. Additional public access points to Anchorage’s coastal areas should be provided wherever practicable. Implementation will require community input and funding prioritization for acquisition, design, and construction.

Conservation Easements – One method to encourage preservation of open space is for a property owner to sell property rights to a third-party conservator rather than a government agency. The objective is to allow the property owner to donate or receive some compensation for the property without the property being lost to private ownership. Implementation of this strategy will require the solicitation of local or national organizations that routinely acquire these types of property rights. This strategy may require municipal agency coordination between such organizations and potential sellers of property rights.

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Coordination with the Alaska Department of Transportation and Public Facilities (DOT/PF) – The purpose of this strategy is to improve the coordination process and procedures for road planning, maintenance, and design between the Municipality of Anchorage and the State of Alaska Department of Transportation and Public Facilities.

Design for Wildlife – This strategy responds to the reality that continued development in the Bowl will increasingly impact wildlife and the community must prepare for conflicts. This strategy guides municipal staff to evaluate and, where feasible, modify road, trail, and other facility design standards to incorporate ways of reducing wildlife conflicts. Title 21 could also be modified, such as including a requirement for bear-deterrent trash receptacles on the Hillside.

Design Standards – This strategy responds to the need to be more efficient with land use, the importance of design in the economic success of urban areas, as well as the community’s desire to be more attractive, comfortable year-round, and reflective of our natural setting. It seeks to improve the appearance and function of developments, including their ability to respond to the specific northern city conditions of Anchorage, such as sun angles, length of days, wind, cold, snow, and rain. This strategy calls for the creation of site and building design guidelines and standards. The design standards and guidelines would consider such things as building scale and massing, roof lines, windows, entries, pedestrian access, parking lot design, storm water run-off, building placement and orientation, natural light, wind, landscaping, indoor and outdoor lighting, public spaces, and outdoor furniture. Once developed, some design standards or guidelines may apply to all developments, some may relate to specific overlay districts or planning areas, some may apply to certain types of developments, and others could be part of development incentive strategies. Implementation will require consensus on the standards and where they should apply. Review procedures would be developed to ensure that proposed designs comply with the standards.

Development Impact Assessment – This strategy defines a fair and equitable system to pay for public infrastructure costs and to mitigate potential environmental impacts of the new development. Proposed projects are evaluated for the demand they create on public facilities and services, as well as the impact they may have on the natural environment and adjacent land uses. Mitigating measures may include development fees or conditions of approval. Standards for conducting these assessments will be developed. Such assessments may encompass other strategies, such as Traffic Impact Assessments.

⬚ figure Effective Northern Design Technique: Terraced Buildings - Wind deflects away from pedestrian areas - Sun shines on north side pedestrian area

⬚ figure Ineffective Northern Design Technique: Vertical Buildings - Wind drafts effect pedestrian areas - Winter sun doesn't reach the street level

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Development Rights-Purchase – One way to promote preservation of open space or other important assets is for a property owner to sell development rights to a government agency. The objective is to allow the property owner to retain the benefit of private ownership without the benefits of developing it, or the burden of a high tax valuation. The community gains benefits from retaining the asset without the cost of purchasing the property outright. The property would retain a reduced property tax value, but would be left on the tax rolls. Implementation of this strategy will require the establishment of a funding source, or land bank, and procedures.

Development Rights-Transfer – One way to promote the preservation of open space or other important assets is for a property owner to buy or sell development rights to or from another property owner. The concept of Transfer of Development Rights is that certain development permissions have economic value to someone other than just the property owner. These permissions, or rights, are salable commodities to others for use on their property. Typical rights would be building height, gross leaseable area, parking requirements, or number of dwelling units. Implementation of this strategy will require the cre-

ation of a system where property owners may sell their development rights to another property owner to use. A development right sold removes that right from the selling property and grants the receiving property the development right. The system will require sophisticated record keeping.

East Anchorage District Plan – Like other areas of Anchorage, East Anchorage will benefit from a district planning effort. A tailored plan that looks at the area’s unique residential/commercial mix and transportation issues will be developed, together with implementation strategies that suit the area’s character.

Fire Safety Design Standards – Wildland fire hazards on our hillsides have been raised as both a community safety issue and a land use planning issue. Defensible space standards or perimeter and internal fire breaks, as they relate to subdivision design, zoning, and building placement on lots, should be required of all new development. The Anchorage Fire Department is in the process of developing fire standards that could be incorporated into planning standards. A wildland-urban interface zone where improvements intermix with wildland fuels may be appropriate as an overlay zone to address defensible space concerns. New development in the zone would be designed to allow defensible space around structures and otherwise mitigate potential hazards to life and property.

Fiscal Impact Analysis – This strategy is a quantitative comparison of the projected long-term public capital improvement, maintenance, and operational costs for a proposed development with the corresponding revenue the development will generate. This strategy would be used to establish criteria for applying mitigation tools.

Functional Plans – These are plans that study and recommend future needs for specific public facilities and services. Functional plans include the following examples: Areawide Trails Plan Long-Range Transportation Plan Transit Development Plan Utility Corridor Plan Anchorage Park, Greenbelt and Recreation Facility Plan Underground Utilities Implementation Plan Areawide Library Plan

Geohazards Management – With Anchorage’s diminishing land supply, development over the life of this plan will emphasize redevelopment and place increasing pressure on remaining vacant lands. Some of the residual parcels and redevelopment target areas lie within identified geohazard zones. The Municipality and the development community should address these geohazards in order to minimize risk and damage potentials. Data and mapping updates are fundamental to addressing geohazards, especially seismic hazard zones and avalanche areas. The need for new and/or revised policies for regulatory development guidelines in Anchorage’s geohazard areas should also be evaluated.

Greenbelt Acquisition Program – Through the capital improvements program and other funding mechanisms, the Municipality will initiate a greenbelt acquisition program for all major stream corridors in the Bowl.

Groundwater Monitoring – The On-Site Water & Wastewater Program in the Development Services Department will continue to monitor groundwater conditions for areas of the Bowl with septic systems and wells, and identify problem areas and implementation measures to address contamination areas and sources.

Heritage Land Bank – Through adoption of Anchorage 2020 and key implementation measures, such as adopted level of service standards and district plans, the Heritage Land Bank will have specific guidance for making land management decisions.

Hillside District Plan – The Hillside area (to be defined and mapped) must be analyzed on a district planning level to address unique environmental fea-

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tures that will be considered. A district plan will be developed, together with implementation strategies, which suits the character of the area. The district plan will cover a wide range of issues including:

• Levels of service for public facilities and services;
• Delineation of an Urban/Rural Boundary;
• Management of wastewater disposal and water supply;
• Areawide drainage;
• Transportation;
• Land Use (residential density and distribution, commercial, public facilities, and open space);
• Wildfire hazard mitigation; and
• Public safety access.

Housing & Community Development Consolidated Plan – The U.S. Department of Housing and Urban Development (HUD) requires a Housing & Community Development Consolidated Plan for the Municipality to receive funds under three major HUD programs. The Plan contains a detailed assessment of Anchorage’s affordable housing and community development needs and establishes general priorities for the use of federal resources to address those needs. It is reviewed annually to determine if any significant changes need to be made, and if such changes warrant amending the Plan’s goals and priorities. The Municipality undergoes a public planning process at least every five years to create a new Housing & Community Development Consolidated Plan.

Housing Policy Update – In order to provide a more comprehensive framework of long-range housing policies for the Municipality, an update of Comprehensive Plan Housing Policies and Strategies will coincide with the periodic updates of the Housing & Community Development Consolidated Plan.

Impact Fees – The concept behind this strategy is that new development will pay its own way with Impact Fees. New development contributes to a more equitable funding of associated capital costs of shared public facilities such as schools and parks, which reduces the burden on other residents for such improvements. This strategy is used in many local governments in the Lower 48. Implementation of this strategy will require amending subdivision regulations and the creation of impact fee collection procedures. Impact fees may be assigned to building construction or with subdivision approval, or both. This strategy requires Level of Service Standards to be adopted.

Impervious Surface Mapping – As part of the data input for developing watershed plans, this strategy directs the Office of Planning, Development, and Public Works to produce maps of impervious surfaces for each watershed. This new land use layer will be used in interpreting and modeling watershed hydrology and water resources management.

Inclusionary Zoning – The intent of this strategy is to create regulations that increase housing choice (both rental and owner-occupied) by providing incentives to construct more diverse and economical housing to meet the needs of low- and moderate-income families. It may require a minimum percentage of housing for low- and moderate-income homes in new housing developments and in conversions of apartments to condominiums.

Infill, Redevelopment, and Reinvestment Incentives – The intent of this strategy is to create economic incentives for development in areas where land values are high and public services are installed or available, but where existing structures are beyond their economic life or the property is vacant. Incentives could include tax increment financing, development rights – transfer, reduced development fees, reduced parking requirements, and allowing mixed-use and mixed-density development. Implementation may result in the creation of a Development Authority or Redevelopment Agency.

Land Clearing Standards – Natural vegetation is highly valued by the community, but is usually removed by development. By instituting a land-clearing ordinance, it will be possible to provide incentives for retaining existing vegetation, preventing its unnecessary removal. New developments would require a land-clearing permit prior to removal of any vegetation on a site.

Land Use Enforcement Fees – This strategy transfers the cost of enforcement of active zoning variances, special limitations, conditional use permits, non-conforming rights, and certain plat restrictions to the property owners. The property owners would pay a fee for an annual inspection to verify continued compliance. The annual fee would also have the bonus of reminding property owners of the special rules regarding their property. Implementation will require amendments to the zoning ordinance and adoption of an annual fee schedule by the Assembly.

Land Use Regulation Amendment – The objective of this strategy is to undertake specific revisions of chapters, sections, subsections, or paragraphs of Title 21, the land use regulations, as needed to resolve regulatory objectives or deficiencies. Implementation of this strategy will require initiation of amendments through the code amendment process, with proper public notice.

Land Use Regulation Repeal and Re-enactment – The objective of this strategy is to undertake a complete and comprehensive revision of all chapters of Title 21. The result of such a revision would be an up-to-date land use regulation that would include the best land use management techniques from around the United States. Implementation of this strategy will require substantial funding for planning and

legal consultant contracts over several years.

Landscape Design Criteria Manual – This strategy is designed to improve the quality and longevity of landscape installations and maintenance practices. By improving and expanding the landscape section of the Design Criteria Manual to include all types of development, appropriate installation and maintenance will improve throughout Anchorage. The landscaping standards will reference these criteria.

Landscape Ordinance – Existing landscaping standards have created some unattractive and ineffective landscapes throughout Anchorage. Trees and shrubs are often short-lived, easily damaged, unattractive, and difficult to maintain. Very little existing vegetation is retained, and developers often have problems with the inflexibility of the ordinance. This strategy provides for revisions to the landscape requirements in the land use regulations. Revisions will include a clear definition of landscape requirements, maintenance requirements, incentives for retaining existing vegetation, wider planting beds, incentives for using native species, tips for avoiding wildlife conflicts, and flexible requirements.

Large Retail Establishment Ordinance – This strategy involves the preparation of an ordinance which would require proposed large retail establishments, to be defined in the ordinance, to undergo design and site plan review prior to development.

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Level of Service Standards – Without agreed-upon performance measures, the community has no way of knowing if the services and facilities provided by the Municipality are insufficient, adequate, or excessive. The concept behind this strategy is to establish minimum standards for various public services and facilities including, for example, the amount of neighborhood or community park acreage by population, or library books per resident. With such standards in place, municipal resources would be more fairly allocated to meet identified shortfalls. Implementation of this strategy will require the development of service standards and its adoption by the Assembly. Many such levels of service are based on national standards.

Major Project Site Plan Review – Title 21 will be revised to require public hearing site plan review, including exterior building design, approval for major commercial, institutional, and industrial developments, as those terms will be defined in the ordinance revision.

Market Impact Assessment – Market impact assessments help public decision-makers to realistically assess long-term risk (costs) to the community resulting from a particular project. An assessment typically examines whether there is sufficient long-term demand for the proposed project, how much of the existing market demand is the project likely to capture and for how long, what are the major sources of market risk and how can such risks be reduced. Targeted uses for such market impact assessments would be large-scale commercial, residential, and industrial developments. Implementation of this strategy will require development of standards and threshold requirements for when a market impact assessment might be required.

Midtown District Plan – A Midtown District Plan is recommended as a tool for addressing the unique combination of commercial and residential land uses evolving in the Midtown area. Revisions to land use and design standards will be necessary to promote the Midtown area as a major employment center surrounded by an area of potential redevelopment/mixed use, as depicted on the Land Use Policy Map. Specific needs, such as pedestrian access, reduced surface parking, transit facilities, traffic patterns, landscaping, architectural design, signage, open space, public arts, and public art, should all be addressed in this Plan.

Minimum Commercial Intensity – Minimum commercial intensity standards create more intense commercial land use. The standards do this by limiting the floor area of a development. Limiting floor area can result in the exclusion of certain retail formats, such as large retail establishments, from particular commercial zones. Minimum commercial intensity standards can also be used to encourage office uses that are typically more intense than retail uses.

Minimum Residential Density – The objective of this strategy is to prevent the loss of increasingly scarce residential land to lower density uses (or too few dwelling units per acre). The strategy would require multi-family properties to develop at a specified minimum number of housing units per acre to make efficient use of existing public services and facilities. Implementation will require amendment of multi-family zoning district regulations to eliminate low-density housing. Design standards for minimum residential density development will be developed before this strategy takes effect.

Mixed Use – Zoning district regulations will be changed to allow for and encourage mixed-use development to include residential, commercial office, and/or retail uses within the same structure or on the same parcel. Mixed use is a development concept that can include the development of a tract of land, building(s), or structure(s) with a variety of different,

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New/Downtown/Midtown Mixed-Use Development

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complementary and integrated uses in a compact urban form. Such areas are designed with a pedestrian focus. They are intended to reduce dependency on the automobile and to create a sense of place.

Mobile Home Parks – Mobile home park design and development standards will be upgraded and amended, as needed, for those mobile home parks that are properly located and viable for continued use. Alternative forms of ownership and mobile home park management are potential options.

Natural Open Space Acquisition – Once the Municipality has mapped important natural open spaces in the Bowl and adopted new level of service standards, a new set of policies and procedures for natural open space acquisition will need to be created. Important components of this acquisition program will include a prioritization and tracking process, internal department policies and procedures, funding sources, and fair and predictable compensation. Park bond packages, the annual capital improvement program process, and new federal programs are likely funding methods.

Natural Open Space Standards – Natural open space standards will be developed and presented in the revised Park, Greenbelt and Recreation Facility Plan. This strategy also calls for revisions and additions to the Land Use Regulations (Title 21) that include new standards for natural open space management. Code changes would focus on natural open space retention methods and standards in the subdivision and platting sections.

Neighborhood or District Plans – This strategy calls for the preparation of more detailed studies or plans for defined neighborhoods or districts. It is the next level of comprehensive planning. Implementation of the strategy will require a long-term effort in local area planning with appropriate resources, such as a planner, to aid the neighborhood. It will also require neighborhood commitment to the effort. Each plan will

Traffic Calming

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include land use and residential intensity maps, which will guide subsequent action on rezonings, plats, and capital improvement programming and design.

Neighborhood Park/Open Space Priority System – This strategy will develop guidelines for formal identification of local park and open space priorities by neighborhoods. With such guidelines, a neighborhood can evaluate and rank its park and open space needs. It should be used in tandem with level of service standards and the capital improvement pro-

Neighborhood Revitalization – A Neighborhood Revitalization Strategy emphasizes measurable, comprehensive economic revitalization of a neighborhood resulting in: a measurable increase in employment opportunities for low- to moderate-income residents and a measurable overall neighborhood revitalization. Refer to the Housing & Community Development Consolidated Plan.

Open Space Public Access Guide – In conjunction with the rewrite of the Anchorage Park,

Overlay zones may be used to promote a design theme for an area, to provide incentives to promote a wanted type of development or redevelopment, or to add restrictions to prevent development that is not wanted in the location. An overlay zone may be permanent or temporary, depending on the specific zone objective. An example would be an overlay zone applied to a transit route that allows increases in residential density and reductions in parking requirements, based on

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gram. Implementation will require formal adoption of guidelines and procedures by the Planning and Zoning Commission or the Assembly.

Neighborhood Project Team – Neighborhood project teams (NPT) comprised of neighborhood residents will be formed, as needed, to review residential, commercial, industrial, institutional, and transportation projects in individual neighborhoods. The boundaries for “neighborhoods” and the NPTs will be defined in cooperation with input from the Federation of Community Councils.

Greenbelt and Recreation Facility Plan, an inventory of all municipal parks and open space locations shall be developed. The compendium will include descriptions of each site and clear directions to all public access points. This document would identify necessary new access locations.

Overlay Zone – Under this strategy, new land use regulations would be enacted to create unique zoning districts for specific land use regulatory incentives or restrictions. These overlay regulations apply in addition to underlying zoning district regulations.

the assumption that easy access to bus service will reduce the need for families to use as many cars. Implementation will mean amendments to the zoning ordinance and application of overlay zones on the zoning maps. The overlay zones will be identified in subsequent district or neighborhood plans.

Park Improvement District Process – This strategy will lead to revision of the process that allows neighborhoods or subareas to acquire private property for neighborhood or community parks. These revisions will simplify the process and make it easier for

property owners to purchase open space for public use. Use of the PID can accelerate the purchase of properties identified in the capital improvement program or park plans. Implementation will mean revision to the relevant policies, procedures, and assessment rules.

Park, Greenbelt and Recreation Facility Plan – The 1985 Parks Plan needs to be revised to establish standards, management methods, and acquisition priorities and methods for all new park and open space areas. New recreation facility needs will be addressed in the plan along with siting and acquisition strategies. In addition, this plan will formalize policies and standards for natural open space areas. This will also lead to the revision of Cultural and Recreational Services’ policies and procedures.

Parking Standards – The objective of this strategy is to proceed with a comprehensive examination of existing land use regulations dealing with parking ratios, placement of parking on the site, and other related parking design issues. Amendments would be designed to improve land use efficiency and appearance. Implementation will require evaluation of the parking standards and amendments to the land use regulations. When people refer to “ugly sprawl,” much of the problem is surface parking. In an effort to become more efficient in the use of land, more favorable to pedestrians and transit, and more attractive overall, this strategy seeks to encourage alternatives to surface parking such as parking garages. Implementation may involve shared parking agreements, maximum parking provisions, additional design requirements, tax breaks, and other incentives for reducing surface parking.

Pedestrian Access Plan – This is a functional plan that ensures pedestrian investments are consistent with other functional plans such as the Long-Range Transportation Plan. The Pedestrian Access Plan will evaluate pedestrian access, assess capital and maintenance needs, and develop priorities for capital and operating investments.

Percent for Art – The 1% for Art Program is part of the Anchorage Municipal Code. It requires public facility projects to budget at least 1% for public art. Since the community places value on public art, the intent of this strategy is to protect and maintain the public art program.

Point Source Management – This concept focuses on point sources of air quality emissions that may not be currently identified or regulated. The strategy would direct staff to monitor, delineate, and develop management guidelines and techniques for unique point sources of pollutants in the Bowl. (An example would be areas where distinct topography or proximity to known sources cause high emission concentrations.) Evaluation of the feasibility of new standards or management techniques for commercial and industrial sites would also be included.

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Public Facilities Design Standards – Public facilities speak to the pride and standards of a community. Designs for public facilities currently undergo review by two commissions, but there are no special standards outlined or defined for these developments. As a result, commission reviews can be unpredictable or inconsistent. This strategy offers a tool for commissions to review all public facilities fairly and consistently, and provides guidance for the design of public facilities. It will require that public facilities set exemplary design standards. These standards would address design issues such as building scale and design, site design, landscaping, pedestrian amenities, public art, parking facilities, and site circulation.

Public Facilities Land Acquisition Program – Once the Municipality has assessed the long-term need for public facilities of all types, the policies and procedures for public facilities land acquisition will need to be updated. Park bond packages and the annual capital improvement program process are likely funding methods.

Public Facilities Site Selection Criteria – This strategy involves the revision of site selection criteria for public facilities to assign extra points for sites that:

• Are large enough so they can be made compatible with surrounding current and projected land uses;
• Are large enough to accommodate future additions or another planned public facility;
• Are located near a transit route, where applicable;
• Have existing or planned walkways connecting the facility to transit stops and surrounding residential areas, where applicable;
• Are in compliance with environmental features; and,
• Can achieve cost savings through co-location of the public facility with a private facility and/or other co-management agreements.

Public Focus Centers – As a means of enhancing a neighborhood’s unique identity and cohesion, the Municipality would work with neighborhoods or other geographic subareas to identify public focus centers. Activities, public or neighborhood functions, and/or public amenities could define such centers. Examples from other cities include neighborhood parks, squares, recreation centers, clock towers, or festivals. This strategy requires assistance to be provided by municipal staff.

Public-Private Partnerships – The objective of this strategy is to encourage the public and private sectors to work together to provide cost-effective services and facilities for use by the general public. Possible partnerships include the co-location of public and private facilities within one building; or the use of non-profit organizations to help construct and/or monitor activities at certain facilities, such as sports fields.

Redevelopment Authority – The objective of this strategy is to explore establishment of a Redevelopment Authority. Such an agency would be a partner with community organizations, agencies, and the Municipality of Anchorage to generate, stimulate, and manage growth, and fight urban blight. It could have the legal authority, ongoing funding, and mission to rebuild neighborhoods, business areas and to consolidate ownership and re-platting of paper plats into lot layouts for subdivision or reuse.

Redevelopment Plan – A redevelopment plan is a tool that can be used as an overlay zone, or used separately as a district plan for small areas. Specific infill sites where growth should occur are identified so that a small builder can easily find available sites. Districts where infill is appropriate should be targeted. Precise plans for these areas with specific infill standards would be prepared by either the public and/or private sector.

Regional Planning – Mechanisms for regional cooperation and planning to address important land use, commerce, transportation, and environmental issues should be explored. A formal organizational framework for regional cooperation with the Municipality, the Kenai-Peninsula and Matanuska-Susitna Boroughs, and the State of Alaska should be established. Regional planning area boundaries, organizational roles, and responsibilities will need to be assigned for such a concept to work effectively. This regional focus is particularly relevant to future expansions of the Ted Stevens Anchorage International Airport, the Port of Anchorage, and the Alaska Railroad, and to increased rail transit, cargo transport land uses, and highways.

Regulatory Rezones – The concept of this strategy is to change the rezoning process from a legislative one involving the Assembly and the Planning and Zoning Commission to a regulatory process with the Planning and Zoning Commission as the final authority for some types of rezones, similar to the present conditional use permit process. This is a trend in the Lower 48 for small area rezonings. Implementation of this strategy will require amendment to the rezoning process in the zoning ordinance.

Residential Street Standards – The objective of this strategy is to update residential street design minimums and maximums, use traffic-calming devices, review pavement width, and include pedestrian systems in the normal streetscape. Implementation of this strategy will require amendment of the subdivision regulations, the Public Works Design Criteria Manual, snow removal procedures, and may require acquisition of appropriately sized fire and snow removal equipment.

Ship Creek/Waterfront District Plan – Ship Creek has long been a focal point for planning, including the recent Ship Creek Master Plan and the Port of Anchorage Master Plan. Linkage of these two planning efforts and existing and planned commercial, industrial, and transportation-related land uses in the area is vital.

Sign Ordinance – In order to reduce sign clutter and prevent signs from dominating the appearance of the community, this strategy provides for new sign regulations in the land use code (Title 21). The regulations will address sign type, placement, size, quantity, enforcement, overlay districts, and other aspects of sign standards and regulations. Through the use of overlay zones for signage regulations, individual districts or neighborhoods have the ability to develop their own unique appearance and identity.

Slope Development Guidelines – The objective of this strategy is to create enforceable design guidelines for development on slopes. The guidelines would provide instructions on how to adapt structure and lot design for sloped environments. Implementation will require amendment of the subdivision regulations, zoning ordinance, and production of a slope design manual.

Residential Streetscape

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Slope Development Guidelines

Hillside Development – Not Appropriate

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Excessive clearing and grading along with overly conspicuous architecture cause erosion and icing problems, and impact the appearance and character of the Hillside District.

Hillside Development – Appropriate

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Topographically sensitive architecture and minimum grading allow Hillside developments to blend in with the natural landscape and cause very little erosion.

Small-Lot Housing – The objective of this strategy is to substantially modify the cluster housing or townhouse standards to promote efficient use of residential land that conserves sensitive environmental areas and protects or enhances neighborhood quality. The revisions would include minimum site design standards, revised open space definitions and minimum requirements, and building site placement standards. Implementation of this strategy will require amendment of the subdivision regulations, and zoning ordinance.

Snow Removal – The objective of this strategy is to return to property owners the responsibility for clearing public pedestrian walkways, trails and sidewalks that border on an owner’s property. Implementation of this strategy will require amending the snow removal laws to expand requirement and enforcement beyond the Central Business District into all areas of the Municipality. The strategy could require citizens to assist in snow removal. The alternative is to increase funding for snow removal by either increased taxes for the service or redirecting funding from lower priority services to snow removal.

Storm Water Treatment – This strategy calls for the development of a program that evaluates and balances the cost and practicality of using wetlands or other areas as storm water treatment sites versus traditional piped methods. This evaluation and site identification could be undertaken as part of watershed planning efforts.

New Storm Water Treatment Methods

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Stream Restoration Projects – The purpose of this strategy is to promote stream channel and floodplain restoration projects throughout the Bowl. Projects should be done in conjunction with watershed plans.

Street Connectivity Standards – The objective of this strategy is to amend the municipal subdivision regulations to ensure a continuous network of streets and pathways. The use of cul-de-sacs, dead-end streets, and gated communities generally increase distances that automobiles, pedestrians, and bicyclists must travel to reach their destinations. An adequate number of access points from the subdivision to adjacent higher order streets (arterials, collectors, subcollectors) should also be required to increase the efficiency of the roadway system.

Street Maintenance Methods – This strategy addresses implementation of both Air Quality and Water Resources Goals and focuses on street maintenance specific to snow removal and de-icing. The intent is for the Municipality to identify and evaluate alternative de-icing methods and to apply them wherever feasible. Additional items in this strategy include an aggressive approach to roadway surfacing, street sweeping at breakup, and other maintenance methods that address the reduction of non-point sources of water and air pollution associated with roads.

Streetscape Standards and Guidelines – This strategy calls for completing the Areawide Streetscape Design Guidelines & Standards document, which will include standards or guidelines for viewshed maintenance, pedestrian and bicycle amenities, and vegetation. The Design

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Streetscape Standards and Guidelines

Criteria Manual should be revised and expanded to address impervious surfaces, roadway design, and drainage to better address run-off quality and quantity.

Surface Drainage Management Plan – This strategy is an implementation action in direct compliance with the Municipality’s federal National Pollution Discharge Elimination System (NPDES) permit. Once impervious surfaces have been delineated and mapped for each of the Bowl’s watersheds, staff will coordinate development of an impervious Surface Drainage Management Plan. This plan will serve as an umbrella mechanism which allows staff to evaluate alternative land development scenarios and to construct site-specific (i.e., case-by-case) and watershed-wide policies for storm water and water quality management. Particular attention should be given to monitoring pesticide, parking lot, and roadway runoff.

Synchronize Zoning with Land Use Maps – The objective of this strategy is to have area-wide rezoning, initiated by the Planning and Zoning Commission, in order to realign the zoning map with the adopted Generalized Land Use Map and Generalized Residential Intensity Map. Areas that are not zoned in compliance with the Plan’s land use or residential intensity maps will be identified and rezoning will be proposed. When the Plan and the zoning map are in sync, a level playing field for all land use decisions is created. Implementation of this strategy will require a significant community effort in developing and implementing areawide rezoning.

Tax Increment Financing – Tax Increment Financing (TIF) is a tool the Municipality can use to stimulate the development of property that may not otherwise be developed, such as blighted areas. Part of the new tax revenue generated by development in a specific area is used to pay off bonds to finance site improvements, infrastructure, and other project costs. TIF usually applies only to the property tax. (This may require changes in state and local law.)

Town Center Plans – This strategy involves the development of plans for each of the seven town centers identified on the Land Use Policy Map. At a minimum, each plan should include:

• Recommendations for the enhancement of the pedestrian circulation system;
• Identification of public improvement opportunities such as parks, creek enhancements, and streetscape improvements;
• Recommendations regarding location, orientation, and type of commercial and residential development; and,
• Recommendations regarding public facility locations such as recreation centers, libraries, post offices, bus stops, etc.

Participants in the town center plans would include, but not be limited to, the Municipality, town center landowners, and local residents. After municipal adoption of each plan, the plan would direct implementation measures, which may include overlay zoning, ordinances, design guidelines, or public projects identified in the municipal capital improvement program.

Traffic Impact Assessment – The intent of this strategy is to revise the existing process for conducting traffic impact analysis (TIA) to achieve a more equitable process of paying for traffic improvements. Currently, the purpose of conducting a TIA is to identify and address the traffic impacts of large development projects, and assign design solutions as mitigation. They are only required for projects that are undergoing either a zoning or a platting action. Changes to the process would include the introduction of an impact fee (assessment) and requirements for TIAs to be conducted on most developments.

Underground Utilities – Overhead utility wires and posts impact the quality of viewsheds and prevent the healthy growth of street trees. This strategy calls for a funding program and implementation criterion to underground overhead utilities. Undergrounding of areas should be prioritized based on safety, cost feasibility, and viewshed quality.

University & Medical District Framework Master Plan – The University & Medical District Framework Master Plan is recommended as a tool for addressing the future development of a major employment center, as depicted on the Land Use Policy Map, and surrounding area. This plan will replace the 1983 Goose Lake Plan.

Urban/Rural Services – This concept distinguishes urban and rural service areas in the Anchorage Bowl, and the difference between the levels of service provided to those areas. Such public facilities and services may include schools, fire protection, police protection, public water and sewer services, storm drainage, parks, and roads. The intent of this strategy is to formalize the different service areas in the Bowl and to match appropriate levels of service with intensity of land use.

Waterbody Setbacks – In order to better manage non-point source water pollution, efforts are needed to enhance non-disturbance setbacks of all waterbodies. Revision of the Land Use Regulations (Title 21) and the creation of incentives for landowners are the most likely sources for expanding the setback program. Currently, there are no official lake setbacks, and most creeks carry a 25-foot non-disturbance zone. (Nationwide standards generally cite 100 feet as a minimum distance for effective water quality maintenance.)

Watershed Planning – As an implementation action for this plan and the Municipality’s federal National Pollution Discharge Elimination System (NPDES) permit, this strategy directs the production of watershed plans for all Anchorage streams. The intent is to link land use decisions with the management of water quantity and quality. Included in these plans will be impervious surface management, floodplain restoration and management, and other watershed-specific management elements.

West Anchorage District Plan – This strategy calls for the preparation of a detailed land use plan for the subarea defined on the Land Use Policy Map as the West Anchorage Planning Area. Development of a land use plan will be coordinated by the Municipality and will include involvement by a neighborhood project team and the Airport. Along with a specific framework for making land use recommendations and decisions within this planning subarea, this document will include mechanisms and recommendations for resolving airport impacts to the surrounding community and on transportation activities.

Wetland Acquisition Priority List – The Planning Department will coordinate a citywide process to identify, prioritize, and update a list of wetland sites that need formal protection through fee-simple acquisition or other means. To the extent practicable, these priorities should be addressed through capital improvement program planning and other acquisition methods.

Wetland Retention Incentives – As an alternative means of protecting wetland functions, other programs will also be evaluated to facilitate wetland retention, especially in new developments. Such methods could include an incentive program for private landowners, revised subdivision guidelines, and/or revision of relevant sections of the Design Criteria Manual.

Wildlife Habitat Preservation and Coordination – In order to coordinate wildlife management and protection goals, the Municipality will perform a formal public review of the Living With Wildlife Plan, and based on the results of this review may enter into a Memorandum of Agreement with the Alaska Department of Fish and Game. Establishment of a critical wildlife habitat priority list and protection strategies for these areas would then be pursued.

Wildlife Habitat Standards – This strategy encourages the establishment and retention of wildlife corridors between remaining large forest tracts, the Chugach Mountains, the coastal zone, and along drainages. To implement the strategy, Title 21 should be modified, where appropriate, to include incentives and guidelines for fish and wildlife habitat conservation. In addition, site selection and site plan review techniques and guidelines to cover wildlife issues in public projects should be revised.

Work Program – This strategy directs the municipal Planning Department to systematically address ANCHORAGE 2020 policies and strategies in its annual work program. A key part of the work program will be development of a schedule and milestones.

Zoning and Platting Review Process – The concept of this strategy is to modify the regulatory review process for subdivisions, rezonings, conditional uses, and site plans so that community councils and neighborhoods see the proposed zoning and subdivision projects in a more final form. The process would empower planning staff to determine whether or not an application is ready for public hearing, to require that updated packets be routed to reviewing parties, and to delay public hearings as necessary to provide adequate review time. Ideally, with changes in this process, those applications deemed ready would be released for public review and the application would not be altered until after the public hearing.

In addition, procedures for processing new plats with wetlands need to be revised. For significant wetland sites with complex platting and permit issues, landowners should be required to begin coordination with the U.S. Army Corps of Engineers prior to, or concurrent with, preliminary plat submissions. Implementation will require amendment of both the zoning ordinance and subdivision regulations.

6.1 Heritage Context

The City of Vancouver is built upon the traditional territories of the Musqueam, Squamish, and Tsleil-Waututh First Nations. The area covered by the Broadway Plan has a long history of use and occupation by these Nations, and the area contains many significant cultural sites and places of connection. The historical significance of the area includes the former settlement of Senakw, located at the mouth of False Creek, and the extensive network of trails that connected False Creek and English Bay to the Fraser River. These trails informed the development of many of the current street patterns in the area.

European settlement in the area began in the late 19th century, with the development of Fairview Slopes and Mount Pleasant. The construction of the Canadian Pacific Railway and the subsequent development of the streetcar network spurred rapid growth in the area. By the early 20th century, the area had become a vibrant mix of residential, commercial, and industrial uses.

The Broadway corridor has played a significant role in the development of Vancouver as a commercial and cultural hub. The evolution of the corridor reflects the changing economic, social, and cultural priorities of the city over the past century.

6.2 Heritage Objectives

The heritage objectives for the Broadway Plan area are as follows:

• Recognize and celebrate the ongoing connection of the Musqueam, Squamish, and Tsleil-Waututh First Nations to the lands and waters within the plan area.
• Identify, evaluate, and conserve significant heritage resources, including individual buildings, structures, sites, and landscapes that reflect the diverse historical, cultural, and social development of the area.
• Ensure that new development is compatible with the heritage character of the area and respects the context of heritage resources.
• Encourage the adaptive reuse of heritage buildings, promoting their long-term viability and integration into the evolving urban landscape.
• Foster a culture of heritage conservation through public education, community engagement, and the use of appropriate planning tools.

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6.3 Heritage Policies

6.3.1 First Nations Cultural Heritage

• Acknowledge and incorporate Musqueam, Squamish, and Tsleil-Waututh First Nations history and cultural presence in the planning and development processes, including through the use of traditional place names and the integration of Indigenous public art and design elements.
• Engage with the Musqueam, Squamish, and Tsleil-Waututh First Nations on all major development projects and land-use initiatives that may impact archaeological or cultural heritage resources.
• Protect known archaeological sites and potential areas of interest, in accordance with the Heritage Conservation Act and city policy.

6.3.2 Built Heritage and Cultural Landscapes

• Maintain and update the Broadway Heritage Register, ensuring that it remains an accurate and comprehensive record of significant heritage resources.
• Implement heritage incentive programs, such as density transfers and financial assistance, to encourage the conservation of designated heritage buildings.
• Promote the retention and revitalization of existing buildings identified as having heritage character, particularly those contributing to the unique neighborhood character of Mount Pleasant and Fairview.
• Apply the Standards and Guidelines for the Conservation of Historic Places in Canada to all alterations, rehabilitations, and additions to heritage resources.
• Encourage the interpretation of the area's history through public signage, interpretive displays, and educational programs.