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Record of Proceedings

Planning and Zoning Commission Meeting - July 14, 2026

Assembly & Committee Meetings — Tuesday, July 14, 2026
BodyAnchorage, Alaska
SessionAssembly & Committee Meetings
DateTuesday, July 14, 2026
StatusFILED
Video Record
0:00 / 2:19:47

Original source
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0:07

Okay, we will call this July 13th meeting of the Planning and Zoning Commission to order.

0:14

May we please have the roll call?

0:16

Andre Spinelli.

0:17

Here.

0:17

Radika Krishna.

0:19

Here.

0:19

Scott Pullis.

0:20

Here.

0:21

Jeff Ron.

0:22

Here.

0:22

Brandi Eber.

0:25

Here.

0:25

Ama Abaza.

0:26

Here.

0:27

Megan Mills.

0:28

Here.

0:28

Edith McKee.

0:30

Here.

0:30

Jared Gardner is excused.

0:32

You have a quorum.

0:33

Thank you.

0:35

Next is special order of business.

0:39

Are there any disclosures?

0:44

Commissioner Krishna.

0:48

Yes, thank you.

0:49

I'm not sure if Ms.

0:50

McArdle, who's sitting in the audience, is planning on testifying today.

0:55

Yes, maybe.

0:56

But I just want to disclose to the commission that she serves as a non-voting ex officio member of my board of directors.

1:07

And I have no financial or other interest in the case.

1:12

And have not had any ex parte discussions about it.

1:15

Thank you.

1:24

I don't believe I believe that you should participate.

1:33

If anybody objects, feel free to make a motion otherwise.

1:40

May I please have a motion to reorder the agenda to hear items G1, G2, G3 before unfinished business.

2:16

It's moved by Commissioner McKee.

2:20

Seconded by Commissioner Mills.

2:29

Any objections.

2:54

After the staff presentation is completed on public hearing items, the chair will ask for public testimony on the issue.

3:01

Persons who wish to testify will follow the time limits established in the commission rules of procedure.

3:06

Petitioners, including his or her representatives, will receive 10 minutes.

3:10

Part of this time may be reserved for rebuttal.

3:12

Representatives of groups, community councils, PTAs, etc.

3:16

Five minutes.

3:17

Individuals, three minutes.

3:18

When your testimony is complete, you may be asked questions by the commission.

3:22

You may only testify once on any issue unless questioned by the commission.

3:27

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 2103050 A4A.

3:44

Commission recommendations to the Anchorage Assembly are not appealable.

3:48

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 2103005050.

4:07

The notice of appeal must be filed with the planning director on a form prescribed by the municipality.

4:13

If the appellant is not the applicant, the appellant's notice of appeal shall include proof of service on the applicant.

4:35

Thank you, Mr.

4:36

Chair.

4:37

Since the sunset of the Urban Design Commission, um the work and duties of the that commission were um uh moved to the planning and zoning commission.

4:49

And so this is the first um sign variance that the commission has ever um uh heard in modern times at least, and uh so it's uh both the variants, but it's a signed variance, and it's something the Urban Design Commission used to do.

5:03

But this is going to the first one that you'll review.

5:09

So this is a request for assigned variants from the location of a sign and the size of a building signed.

5:21

The planning department in the staff report describes the sign the issues and finds that the nine approval criteria, eight approval criteria for a variance are met, and is recommending approval subject to conditions one and two on page four of your packet.

5:57

Are there any questions for staff?

Discussion Breakdown — Share of Meeting
Engineering And Infrastructure██████████████████████████26%
Procedural████████████████████20%
Meeting Procedures██████████████14%
Arts And Culture█████████9%
Affordable Housing████████8%
Environmental Protection████████8%
Economic Development████4%
Land Use Planning███3%
Strategic Planning███3%
Summary of Proceedings

Planning and Zoning Commission Meeting - July 14, 2026

This meeting of the Anchorage Planning and Zoning Commission covered several land use and zoning matters, including a sign variance for a Coca-Cola mural, a comprehensive plan amendment and rezone, extensive discussion on B3 zoning ordinances (the "stick" and "carrot"), and an update to the Wetlands Management Plan. All items received staff recommendations for approval, and the Commission acted on each with votes and amendments.

Public Comments & Testimony

  • No members of the public testified on any agenda item. The public hearings were opened and closed with no testimony.

Discussion Items

Sign Variance (Case 2026-0080)

  • Staff presented a request for a sign variance to allow a 3,500 square foot painted mural on the west facade of the Anchorage Chamber of Commerce building at 1016 W. 6th Avenue. The mural includes a small Coca-Cola logo (approximately 29 square feet) and is part of Coca-Cola's America 250 initiative. Because the mural contains advertising, the entire area is considered signage, exceeding code limits.
  • Kathleen McArdle, President and CEO of the Anchorage Chamber of Commerce, testified in support, describing the mural as a locally designed, culturally relevant artwork with corporate sponsorship. She stated the Chamber board formally supported the project.
  • Commissioner McKee moved to approve the variance subject to staff conditions, citing that the variance criteria were met, the commercial element is minimal, and the mural beautifies the building and area. The motion passed unanimously.

Comprehensive Plan Amendment and Rezone (Cases 2026-0085 and 2026-0086)

  • These companion cases, requested by the property owner, seek to change the land use designation on one parcel from Compact Mixed Residential Medium to Town Center and rezone the same parcel from R-5 (low density residential) to B-3 (general business). Staff reported no public or agency opposition, and the Abbot Loop Community Council did not comment.
  • Petitioner representative Kate Sauve expressed support, noting the site is appropriately located near Abbott Road. Commissioner Pullis moved to recommend approval for both items, citing appropriate buffer conditions and alignment with approval criteria. Both motions passed unanimously.

B3 Ordinance – “The Stick” (Case 2026-0034)

  • Staff reviewed AO 2025-63, which would change the purpose statement of the B-3 district and make self-storage, storage yards, and large parking lots (50+ spaces) conditional uses rather than permitted. Discussion focused on the purpose statement language, the role of parking in development, and impacts on future development.
  • Commissioner Pullis moved to recommend approval as originally drafted (with all three conditional uses). An amendment by Commissioner Krishna to remove parking lot/structure conditional use from the ordinance passed (vote not recorded but stated as passed). An amendment by Commissioner Eber to also remove self-storage and storage yard conditional uses failed (vote: 2 in favor? unclear tally, but motion failed). The main motion as amended (only parking lot conditional use removed) then passed, with Commissioner Eber voting no.

B3 Ordinance – “The Carrot” (Case 2026-0035)

  • This companion ordinance aims to incentivize housing in B-3 by allowing all forms of housing, simplifying dimensional standards, and cleaning up the definition of mixed use. Staff noted a drafting error in the dimensional standards table and recommended corrections.
  • Commissioner Ron moved to recommend approval with the corrected table. After debate on whether single-family detached should remain a permitted use (it does, to enable “shop house” development), the motion passed unanimously.

Wetlands Management Plan Update Phase 1 (Case 2026-0036)

  • Staff presented updates to the Anchorage Wetlands Management Plan to improve clarity, update mapping without Assembly approval for minor changes, and create an in-house flowchart. The proposal was developed with input from municipal regulatory staff. Commissioner Pullis moved to recommend approval, noting the revisions address implementation and mapping issues. The motion passed unanimously.

Key Outcomes

  • Sign Variance: Approved (unanimous).
  • Comp Plan Amendment & Rezone: Recommended to Assembly for approval (unanimous on both).
  • B3 Stick (Case 34): Recommended to Assembly for approval as amended (with parking lot conditional use removed; self-storage and storage yards remain conditional). Vote: 7-1? (Eber dissented).
  • B3 Carrot (Case 35): Recommended to Assembly for approval with table correction (unanimous).
  • Wetlands Plan Update (Case 36): Recommended to Assembly for approval (unanimous).
  • The Commission also heard an overview of the Long Range Planning work plan for the remainder of 2026, with no formal action.

Meeting Transcript

Okay, we will call this July 13th meeting of the Planning and Zoning Commission to order. May we please have the roll call? Andre Spinelli. Here. Radika Krishna. Here. Scott Pullis. Here. Jeff Ron. Here. Brandi Eber. Here. Ama Abaza. Here. Megan Mills. Here. Edith McKee. Here. Jared Gardner is excused. You have a quorum. Thank you. Next is special order of business. Are there any disclosures? Commissioner Krishna. Yes, thank you. I'm not sure if Ms. McArdle, who's sitting in the audience, is planning on testifying today. Yes, maybe. But I just want to disclose to the commission that she serves as a non-voting ex officio member of my board of directors. And I have no financial or other interest in the case. And have not had any ex parte discussions about it. Thank you. I don't believe I believe that you should participate. If anybody objects, feel free to make a motion otherwise. May I please have a motion to reorder the agenda to hear items G1, G2, G3 before unfinished business. It's moved by Commissioner McKee. Seconded by Commissioner Mills. Any objections. After the 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 the 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. Five minutes. Individuals, 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 2103050 A4A. 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 2103005050.

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