Planning and Zoning Commission Meeting - October 20, 2026

The Anchorage Planning and Zoning Commission convened for a regular meeting, reviewing capital investment plans, holding public hearings on a shelter conditional use and a fence variance, and discussing recent code changes. The meeting was characterized by significant public testimony regarding the impacts of a homeless shelter on surrounding businesses and residents.

Consent Calendar

• Approved minutes from the September 14th and 21st meetings.
• Commissioner Eber abstained from voting on the consent agenda.
• Case 2026-0124 was pulled to the regular agenda for discussion.
• The remaining consent agenda items were approved unanimously.

Public Comments & Testimony

• Case 2026-0084 (Linda's Place Shelter): The majority of public testimony was in opposition to the conditional use approval for the 150-person shelter.
  • Lisa Stevens (Castle Mega Stores) detailed a deterioration in safety, citing fires, prostitution offers to customers, drug transactions, and a 17% decline in store traffic compared to a 2% company average. She argued the shelter has become a magnet for problems and that security commitments were not fulfilled.
  • Lyndell Myers (Truck Pro LLC) testified to a significant spike in crime, including smashed doors, threats with weapons, break-ins, and the daily cleanup of human waste, drug paraphernalia, and trash. He noted spending $15,000 on additional lighting and hiring private security.
  • Shirley Eichels (adjacent property owner) described being assaulted multiple times, lack of effective security patrols, and requested a six-foot fence. She stated the shelter operator admitted the current four-foot fence was insufficient.
  • Phil Johnson (Air Source Alaska) characterized the increase in transients as an "immediate 500%" and criticized the shelter model. He stated his business had to hire private security.
  • Cheryl Cox Williams (NAACP) opposed the congregate shelter model, advocating for smaller, individualized approaches.
  • Residents Ned Zupi Brami, Suzette Ibrahim, and Kathleen Eicholt testified to increased trash, safety fears for children, and harassment.
• Case 2026-0093 (Fence Variance): No public testimony was offered.
• Case 2026-0130 (Rezone): No public testimony was offered.

Discussion Items

• 2027-2032 Capital Improvement Program and Budget (Case 2026-0124):
  • Kenneth Foster (Long Range Planning) and Director Ona Brows (OMB) presented the annual review. The discussion centered on the gap between funding levels ($50 million annually) and the estimated $250 million needed for deferred maintenance. The commission discussed integrating capital planning with land use goals, "off-ramping" stalled projects, and clarifying reinvestment focus areas. Commissioner Ron questioned the relationship between large state projects like the Seward Highway and AMATS funding. Aaron Yolonganilen (AMATS) clarified the project would use state funds and not directly impact AMATS-funded local projects.
• Conditional Use for Homeless Shelter (Case 2026-0084):
  • The operator, Sheldon Fisher (MASH Property Management), defended the shelter's operations, noting behavioral health integration, a "good neighbor policy," and perimeter patrols. He offered to construct an 8-foot fence to address neighbor concerns.
  • Commissioner McKee voiced strong opposition, stating the application failed to meet several approval criteria regarding economic vitality, environmental impact, neighborhood character, and noise/water quality.
  • Commissioner Eber opposed the motion, citing safety and traffic concerns and the site's unsuitability for a permanent shelter under a conditional use permit.
  • Commissioner Krishna suggested the commission needed legal clarity on what conditions it could enforce versus what falls under the health department's shelter licensing.
  • A motion to approve the permit was on the floor. Commissioner Ron moved to postpone the item to the December 14th meeting, with an amendment to reopen the public hearing. This motion passed.
• Fence Height Variance (Case 2026-0093):
  • Discussion focused on the applicable height limits (42 inches under Girdwood commercial code vs. 4 feet under general Anchorage code) and whether the variance was from the correct standard. Staff clarified the correct code and the height differential (3.5 to 8 feet). The proposed fence aims to address traffic noise and safety concerns near High Tower Road.
• Rezone (Case 2026-0130):
  • Staff presented a rezone for the South Central Foundation’s Native Health Campus to achieve zoning consistency (B3) and remove outdated special limitations.
• Title 21 Update and Discussion:
  • Daniel McKenna Foster presented a report on recent zoning code changes. Highlights included a record 20 Title 21 code amendments in 2026, a significant increase in ADU permits (41 in 2025 matching the 2040 plan target), and 17 rezones (mostly abbreviated) in 2026. The department also discussed public notification strategies, noting that mailed notices typically yield a response rate of less than one percent, while the digital newsletter has 420 subscribers. The discussion touched on the upcoming MHOP (AO 2026-85) S-version amendments.

Key Outcomes

• Case 2026-0124 (CIP/CIB): The Commission voted to recommend approval of the 2027 proposed capital improvement budget and the 2027-2032 proposed capital improvement program to the Anchorage Assembly.
• Case 2026-0084 (Shelter): The Commission voted to postpone the decision on the conditional use permit to the December 14, 2026 meeting. The public hearing will be reopened, and the shelter will continue operations under the existing emergency order in the interim.
• Case 2026-0093 (Fence): The Commission unanimously approved a variance from the 42-inch standard to allow an 8-foot fence, subject to conditions 1 and 3 in the staff report with a reference to Girdwood regulations.
• Case 2026-0130 (Rezone): The Commission unanimously recommended approval of the rezone to the Anchorage Assembly.
• Title 21 Update: The discussion on recent code changes and the MHOP S-version was informational with no formal vote taken.