Anchorage Planning and Zoning Commission Meeting - August 15, 2025
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Anchorage Planning and Zoning Commission Meeting - August 15, 2025
The Anchorage Planning and Zoning Commission met on August 15, 2025, to consider four public hearing items: a rezoning to R3 near Woodside East, a context-sensitive design review for the Glen Highway/Highland Road Interchange, a text amendment for Girdwood's GC-10 commercial district, and a housekeeping rezoning of park parcels to PR district. The meeting also included a postponed case. All four motions passed unanimously. (Note: The transcript references August 11, but the supplied date of August 15, 2025 is used per instructions.)
Consent Calendar
- No items on the consent agenda.
Public Comments & Testimony
- Case 2025-0019 (Rezone to R3): Several residents testified in opposition, citing concerns about density (up to 200 units on 4.93 acres), traffic congestion on East 24th Avenue and Lake Otis Parkway, slope stability and historical wetland conditions, and insufficient infrastructure. Henry Penny (former planning commissioner, real estate broker) requested a 50-foot development setback along the toe of the slope to preserve stability and tree buffer. Don Skewis (original owner on the bluff) stated promises were made 40 years ago that nothing would be built, and opposed the rezone. Diana Birch (HOA member) noted standing water, bluff sloughing, and traffic concerns. Terry Jackson emphasized the need for infrastructure improvements before rezoning. The petitioner, Ron Thompson (Scope Permitting), argued that the rezoning is consistent with the 2040 Comp Plan and that development details will be addressed later through site plan review and traffic impact analysis.
- Case 2025-0089 (Glen Highway Interchange): No public testimony.
- Case 2025-0083 (Girdwood GC-10): Mike Edgington (Girdwood Board of Supervisors) spoke in support, noting the amendment is a targeted fix needed before a larger update to Chapter 9 of the Girdwood code. No opposing testimony.
- Case 2025-0096 (Park Rezone): No public testimony.
Discussion Items
- Case 2025-0019 – Rezone from R1/R2M to R3 (approx. 5 acres): Staff recommended approval, noting compatibility with the 2040 Land Use Plan (Compact Mixed Residential Medium), no objections from reviewing agencies (traffic engineering had no objection, though a traffic impact analysis could be required at development stage). The petitioner stated that the property is not being developed now; the rezone is needed to combine lots and facilitate a future sale. Commissioners discussed density potential (up to 40 units/acre, ~200 units maximum), access constraints (dead-end on East 24th), slope stability, and the lack of development plans. Commissioner Strike asked why R1 or R2M was not chosen; petitioner responded that R3 aligns with the comp plan. The motion to approve passed unanimously.
- Case 2025-0089 – Context Sensitive Solutions (CSS) Review for Glen Highway/Highland Road Interchange Improvements: DOT presented the preferred alternative (Alternative 4, a "divergeabout") to address congestion, queuing (up to 1.2 miles), and safety for motorists and non-motorized users. The design preserves the existing bridge, improves merge ramps, and adds pedestrian refuges at roundabout crossings. Staff and DOT confirmed coordination with Bike Anchorage (no objections). Commissioner Ron expressed concerns about pedestrian/bicycle crossing points (eight crossing points) but was satisfied with the refuge islands and slower vehicle speeds. Commissioner Eber also noted pedestrian safety concerns but supported the motion. The motion to approve the design study report passed unanimously with the inclusion of staff recommendations (pages 9-10).
- Case 2025-0083 – Text Amendment to Allow Office and Retail in Girdwood GC-10 District: Staff recommended approval, correcting two errors in the draft ordinance (liquor store and lumber yards should be allowed with site plan review). Long-range planning staff suggested considering broader implementation of the recently adopted Girdwood Comprehensive Plan (e.g., child care, light industrial) but deferred to the Commission. The Commission heard from the Girdwood Board of Supervisors that this is a targeted fix; a larger chapter update will follow. Motion to approve with corrections passed unanimously.
- Case 2025-0096 – Housekeeping Rezone of 13 Parcels to PR (Parks and Recreation) District: Staff recommended approval to align zoning with the 2040 Land Use Plan and Action 8-4 (housekeeping rezone of dedicated parks). The parcels include portions of the McDowell Sanctuary under a conservation easement. DOT noted potential unavoidable impacts from nearby projects, but the planning director emphasized that the sanctuary is a dedicated park and design should minimize impacts. The motion to approve passed unanimously.
Key Outcomes
- Case 2025-0019: Approved (motion by Pulis, seconded by Ron; vote unanimous). The recommendation will go to the Anchorage Assembly for final approval.
- Case 2025-0089: Approved (motion by Pulis, seconded by Winchester; vote unanimous). The design study report will proceed to the Urban Design Commission for the final step.
- Case 2025-0083: Approved (motion by Strike, seconded by Gardner; vote unanimous) with two table corrections (liquor store and lumber yards changed to "4 with circle"). The recommendation goes to the Assembly.
- Case 2025-0096: Approved (motion by Ron, seconded by Gardner; vote unanimous). The recommendation goes to the Assembly.
- Remaining business: No further reports or discussion; meeting adjourned.
Meeting Transcript
Okay, we will call the August 11th meeting of the Planning and Zoning Commission to order. We please have the roll call. Brandy Eber. Here. Jared Gardiner. Here. Scott Polis. Here. Jeff Ron. Here. Andre Spinelli. Here. Greg Strike. Here. Jim Winchester. Here. Radicat Krishna is excused absent. You have a quorum. Okay. There are no minutes to approve. Any commissioners have any disclosures? Commissioner Strike. Thank you. And through the chair. Possible possible conflict, but you'll have to make that case. Case number 2025 0019. This is for a rezoning rezoning request. I do live in an adjoining subdivision to this area. But I will note that I did not receive any public notice in regards to this meeting. And therefore, I would assume I'm outside the distance requirement. But I want to put that forth to the commissioners. If anybody else has anything to if anybody disagrees, they could make a motion to consider it. But otherwise, I would direct you to participate. Hearing seeing none, we will move on. We have no items on the consent agenda for approval. Correct. And that will take us to G public hearings. And I will read the procedures by which the public may speak to the commission at its meetings are one 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 of procedure. Petitioners, including his or her representatives, will receive 10 minutes. Part of this time may be reserved for rebuttal. Representatives of groups, community councils, PTAs, etc. will receive five minutes. Individuals will receive three minutes. When your testimony is complete, 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 seven days of the commission's decision made on the record a 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 2103050.
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