>> All right. It is 06:30PM, and we will call the July 14th meeting of the Planning and Zoning Commission to order replacing of the roll call. >> Congress Ben Ali here read Krishna here, Jim Winchester, hear Scott Poulos here. Jeff Ron here deeper here. Greg Strike. Chair Garner's excuse your Thank you. >> And is there a motion to approve the minutes? For Monday? June 9th? Moved by Commissioner Evers seconded by Commissioner Winchester. Any corrections or objections to the minutes. Hearing and seeing minutes are approved. Next item disclosures. Any commissioners have any items they wish to disclose. Commissioner Ron, thank you. Mister Chair and case 2025 0, 0, 3, 0 2025, 0, 0, 3, 4, I would like to disclose that. My spouse, Senator Gardner on. >> Did in fact submit a written public comments she night did not discuss the case in advance. The first time I saw her comment was this afternoon when staff emailed it to all commissioners. I don't believe that have a conflict. I intend to participate in the case unless directed otherwise by the commission. Thanks. >> Anybody. >> Feels strongly that Commissioner Ron should not participate now would be the time to make a motion. I'm inclined to think he should participate. Here and seeing none. We'll move on. Is there a motion to approve the consent agenda? Moved by Commissioner Chris seconded by Commissioner Anyone wishing to pull any items from the consent agenda for discussion. Hearing seeing none. Any objections. To the consent agenda. Hearing? None consent agenda is approved. Next item of business or next thing on the agenda is the public hearings. All right. I will now read the process by which the public May testified to the commission. Procedures by which public may speak to the commission at its meeting is 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 the time limits established in commission rules and procedures petitioners, including his or her representatives will receive 10 minutes. Part of this may be reserved for rebuttal representatives groups, community council's PJ's IX center will see 5 minutes. Individuals will receive 3 minutes when your testimony is complete. You may be asked questions by the commission. You may only testify once on any issue and less question by the commission. Any party of interest wishing to appeal show first file with the planning director within 7 days of the commission's decision made on the record, a written notice of intent to appeal in accordance with the MC 21. 0, 3, 0, 5, 0, for 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 it in accordance with section 21. 0, 3, 0, 5, 0, the notice of appeal must be filed with the planning director on a form prescribed by the municipality. If the appellant is not the applicant, the appellants notice of appeal shall include proof of service on the applicant. May we please have staff presentation in case 2025? Dash 0, 0, 7, 5, Thank you, Mr. Chair. This is a conditional use application for storm water said management facility within the public lands and institutions district at the Alaska Department of Transportation and public facilities located at the corner of dirt Dr Martin Luther King Junior Avenue and to road this conditional use is required by Anchorage municipal code. 21, 0, 5, 0, 1, 0 table. 21. >> 0, 5 dash one table. The loud uses. The Department of Transportation and public facilities. Facilities is a co permittee with the municipality of Anchorage on the increase municipal step separate storm sewer system MS 4 permit. The current permit written regulated by the Alaska Department of Environmental Conservation dated 8/1/2020 and expiring July 31st. 2025 sets forth the responsibilities and requirements of the Anchorage Stormwater Management program. The new control measure required by the 2020 2025 minutes for permit is that permittees design fun, build and operate one or more facilities to process catch basin and in the cleaning materials for proper handling and disposal. Catch basins and inlets or structures designed to collecting convey stormwater the structures require regular maintenance in the form of annual monitoring and sediment removal done on an as needed basis, which is a separate Department of Environmental Conservation. Ms 4 permit requirement. He misspelled of encourage owns and has been operating a storm water, sediment management facility on North dry for years and does not have the capacity to handle the Department of Transportation and public facilities needs the site will provide a needed facility for the Department of Transportation and public facilities who currently is probably privately on sites that our Department of Environmental Conservation permit sites. The proposed storm-water sentiment management facility will be located on state-owned land within a fenced yard at the Southeast corner of Dr Martin Luther King Junior Avenue in Terre Road. The property address is 54 20 Dr. Martin Luther King Junior Avenue, the existing properties currently used for state of Alaska facilities including Alaska State Troopers and Courage headquarters and lab. The state of Alaska Equipment Fleet shop stands us and storage building materials, lab and headquarters. Building public facilities headquarters, state of Alaska Radio facility, Road material Storage building. And other warehouses, offices and storage buildings, access to the site is by 2 existing driveways along Martin Luther King Junior Avenue and what existing driving along to road access to the site with the conditional use will utilize the existing driveways. The PRE application conference with reviewing agencies was held on April 23rd 2025. In accordance with AMC. 21 0, 3, 0, 8, 0 C 2. The petitioner advertised and attended a community meeting with Campbell Park. Community Council on May 15th 2025 in accordance with AMC. 21 0, 3, 0, 8, 0 C 3. Attachment to application includes the petitioners affidavit posting community meeting, summary and applications middle to the planning Department. The Planning Department mail 301 public hearing notices on June 16th 2025. As of this writing the planning Department has received no public comments. The Camel Park Community Council did not provide comments. Municipal reviewing agencies have no objection to the conditional use for storm water. Sediment management facility attachment 3 comments includes all comments received by the Planning Department in their original form and and are found on page. 47 of your staff packet. The Planning and Zoning Commission may approve a conditional use application if in the judgment of the commission on 9 criteria have been met in all material matters. Planning staff found that all 9 approval criteria for a conditional use have been met and all 8 you specific standards for storm water, sediment management facility have been met. Therefore staff recommends approval of this conditional use for storm water, sediment management facility subject to conditions, one and 2 on Page 8 of the staff report answer. Any questions that the commissioners may have and the petitioners representative RM is in attendance. Any questions for staff? the petitioner. My name's Dave Winfield with our consultants representing the Alaska Department of Transportation and public facilities here tonight. >> On this request for conditional permit for a new storm. Water. Sediment management facility located on their property on Doctor Martin Luther King Junior Avenue. Joining me tonight Department of Transportation and public facilities is running against Hill. Kurt Warren. Burrell Nicholson and Casey, listen. Well, I won't need the full 10 minutes from my presentation. I would like to preserve any time for rebuttal. This project did go as Mr. Hatcher mention to the Campbell the Council on May 15th. The project was generally well received with most of the questions and conversation revolved around how the facility, what operate. Again as Mr. Hatcher mentioned the Department of Transportation and public It's a cold permittee with the municipality of Anchorage on their MS 4 permit. A new control measure required by U.S. for permit requires that permittees design fund build and operate a facility to process catch basin and any materials for proper handling and disposal. power is not operating their own storm water, sediment management facility on northward drive for years but doesn't have the capacity to handle dot these needs. This facility will provide that capacity and will serve dot currently in the future. This project conforms to both the twenty-twenty comprehensive plan and anchors 2040 land use plan. It furthers anchors 2020's goal for public improvements in services which encourages say well planned mix of public and institutional facilities that meet the needs of Anchorage residents. It also implements policy. 6.1 of anchors, 2040. The calls for sufficient transportation infrastructure. To support the growth that the comprehensive plan anticipates. As the plane Department staff report states. Hull General standards for conditional use approval have been met as well as all you specific standards for storm water. Sediment management facility. The city is going to sign with the public's interest in mind. An earthen berm would be constructed around the North East and south sides of the facility to provide both a visual. Buffer and to mitigate any noise impacts the site currently provides adequate lighting and therefore, no additional lighting is proposed with this development. The facility is compatible with adjacent land uses. The property is currently used by the state of Alaska for Operations day and night. Neighboring the site to the east as snow disposal site. That also operates at all times of day and night in the winter months. The facility will not be large in scale and will operate intermittently only during the summer months. As a result, no adverse impacts are anticipated. The project team has reviewed all conditions recommended on Page of the staff packet and have no objections. We want to thank you for your consideration here tonight. as always, we're available to answer any questions you may have. Thank you. Any questions for the petitioner? Commissioner Thank you for the chair. Mr. Would feel thank you to the presentation. My question relates to that. >> Permit itself. Looks like on Page 17 of the staff Hackett. Application materials from DOT, the permanent question, senator from August first 2020 and expires in about 17 days. Coming from the commission where DOT and that Moyer at Henry application for future permit. And if that process might affect this proposal, thanks. Through Mr. Wrong. I thank you for the question. I'm going to ask Renee Kensal with department to come up. >> I this has been a cancel dot maintenance operations. So essentially dot and and the muni Arco Permittees under them as for permit, which expires every 5 years. Typically TCU runs a little bit behind on their spring permits. So, for example, then this up expired about a sector general permit expired at the end of March and the new permit isn't out yet. Once it comes out, we have 120 days to comply with the new permanent in this case already spoken with DEC and we're in the works on getting an extension letter essentially that will cover us to give us extra year to to get this facility built because as I explained to them back in 2020 state will turn a little bit slow in getting funding king design and on that could staffing permitting. So we should be right on track and ISIS where we're at. >> I see no further questions. We will open the public hearing. Anybody wishing to testify, please step forward. Okay. We'll close our note. You have 6 minutes for rebuttal. Close in the public hearing. What is the will of the body? Motion by Commissioner Post? Would you like State your motion? I'm moving case 2025. Dash 0, 0, 7, 5, to approve the conditional use for storm water. Sediment managed facility. >> Subject conditions, one 2 is shown on Page 8 of the staff report. That's seconded by Commissioner Uber Commissioner Polis. Would you like to speak your motion? >> Yes, I intend to support the motion as noted in staff packet. It means conditional use a new specific criteria DOT maintains roadways in away. This will system to do that. And there's no public opposition that I heard Anybody else wishing to speak to the motion. >> With that. We'll call for the vote. >> Mr. Strike out vote. The motion passes. All Next, step. We'll be looking for a motion to combine cases 2025 Dash 0, 0, 30 and 2025. Dash 0, 0, 3, 4 That motion is made by Commissioner Ron seconded by Commissioner Winchester. Commissioner. Rob, would you like state and speak your motion? For the record? I will state the motion no discussion from a needed. I move to combine public hearing twenty-twenty practices are 3, 0, 2.25 Dashers are 3 for thanks. Seconded by Commissioner Winchester. Any opposed to the motion. Hearing thing? None. The motion passes. The testimony will time for this. These 2 cases will be doubled. >> And >> can we go ahead and have staffs presentation, please? Thank you, Mr. Chair Daniel kind of foster long-range planning speaking this evening about the transport, a development overlay that or the two-dose we've been calling it. This is cases 20 BCC cases 2025 30 25 34 for the record. We did have work session before this. The slides you'll see here mostly the same as the work session. But I removed a few of them, but make sure all these materials are available. transport of don't overlay with that. His do is fundamentally about making the most of land and infrastructure as well as building and efficient transportation system. So it's about promoting housing mixed uses and walkability on along transit corridors. It was called for in a comprehensive plan since 2001. But housing near transit, which leads to lower costs, more choices and stronger transit over time. My floor sort of favorite quip as a planner. Is that transportation costs is always a piece of housing costs. So, you know, if you can look at things like that as housing costs, maybe rise in terms of proximity like it, lower transportation costs and it's a interesting way to look at things that is no is wide enough to have a positive impact, at least the way it's designed. It's based off of the tax incentive that was adopted with 3rd, 2025. 35 S one. The tax abatement boundary using that it provides more opportunities. It helps avoid putting all the new housing on higher speed roads just. As a buffer for other types of housing, right? Also support small local businesses and mixed-use neighborhoods. There's been a lot of discussion about the uses. The EU says, as mentioned later were based on our for a zone, which is sort of the mixed use zone. highest capacity mixed for Anchorage. And we have heard a lot of support both people concerned about uses, but also people who love the idea of sort of mixed use different types of activity in their neighborhoods. More that daily use kind of commercial and non-residential type stuff. So in general to Israel allows lots of small is 1400 square feet. 75 foot heights up to 6 stories. Let's full use of a lot. No setback requirements or lot coverage. Maximums. It allows excuses. So again, based on our and additional limitation that the commercial use cannot be greater than 2000 square feet per lot. Analysts, flexibility, design another, it it sort of preserves protects the properties underlying zoning except limiting Drive-thrus where they're not already allowed all non residential development in a residential base zone must have at least one dwelling unit all the time and it existing natural resource protections or landscaping requirements are preserved. So that section of chapter 21. 0, 7, maintained. The concept of transit support of development really fundamentally comes down to focusing stuff next. Other stuff focusing development on infrastructure. Infrastructure is really expensive for cities. And so it makes a lot of sense to have more people and goods and transportation there. It sort of makes the most of of that those efficiencies. So here's an example from Atlanta, Georgia. And again, these are sort of extreme examples of what transported development might look like over 30, 40 or 50 years. Here's another great example. Arlington, Virginia. This is really I mean, a lot of it's based on federal investment in the DC Metro in the 60's and 70's and then sort of Arlington, Virginia responding over time with their land use to say, let's let's build up along this corridor. And so you do you really have the sort different type and feeling along that infrastructure. So the concept comes from adopted plans, primarily the twenty-twenty comprehensive plan you'll see in this state diagram. This is from the 2020 conference of Plan, which is still the plan in effect those orange lines. There are the original concept for transit corridors of transport of development. And now, as you know, 24 years ago, that concept got developed bus routes, change, development patterns change. But this was sort of the the initial impetus of the idea building on that in the 2040 land use plan which was adopted in 2017, which called for transported element as a growth supporting future. big thing you know, of 2040 line is plan would say we are going to accommodate growth and we like to see it in certain places. Targeted areas not only and in transport of development. Also in town center city centers, centers. That sort of thing it's also supported by the mayor's 10,000 homes and 10 year strategy, which and are they remove regulatory barriers to help build and repair housing? Is this one allowed denser development where plans call for it such as downtown Midtown town centers and transport of corridors. So it's building off the ideas from the 2020 conference of plan. The 24 to land use plan and current policy direction from the mayor. So looking at the map where the supplies again, I mentioned that it's based off of what the 2020, 40 land use plan showed online for the transport of development corridors. So in this map, you'll see the dark purple areas. Our what is currently on the 24 Elaine's plan map online. That is the the transport of film and overlay as present at there. But right now, that's just sort of you know, drawings on the land use plan. It's sort of a an idea of what could happen in the future. And here we are. The future is now right. So on here, the lighter pink is the area that where this transport development, overlays being proposed would apply. And you'll see there is some difference there right? And because I mentioned what happened is in April, the assembly adopted ordinance 2025. 35 S one which was the tax incentive and that allows sort of tax incentives for free if you build, I believe units or more of multi-family. And so then the thinking was, well, let's line up our incentives and make sure that our incentives are working together and just line up the transport of development overlay that his deal with that. So keep reading. Well, okay. How did you come up with those boundaries? We spent a lot of time looking at those and working on those and actually we've got some comments here tonight, which I think might even help find them a bit more. But basically the boundaries for Zika's 2025. 30 or based on the tax abatement boundaries for 2025. 35 S one. These include existing bus routes and federal opportunity zones. Federal zone is like a federal program for incentivizing investment in certain areas. It's based on census tract. I believe so. Actual go back. You'll see here in the Bull Dune area. Up there. There's a big square that seems a lot bigger than the quarter that because that is a federal opportunity zone. So we also removed lakes wetlands, some parks and rights of way. And industrial zoning except for those areas which are designated for rezoning within that. 24 up, ladies plan because that's another thing, too is every city does need industrial. And that's it. And it's identified in the 2040 ladies plan as a priority for preserving industrial base in Anchorage. And then we added or removed parcels for So we did just have a work session and we got a little good comments from the work session. We've got lot of comes from the public during that as well. One thing that came up being really clear that the intent of this is to encourage development in the places where it makes sense for development. So that doesn't include parks. That doesn't include wetland areas does include natural natural areas. So as we look at this, there are some areas where I think we can make some further refinements and be very clear. So this is an example. The map. And you'll see this is highlighted areas is technically within it. So that zone PR. But it's listed as vacant land and on by away. So I think in as and putting that together, it didn't hit one of the threshold, but that's one of those changes that I think makes a lot of sense to it really emphasize that this isn't about just developing anywhere. It's about developing in targeted areas where it makes sense and also preserving the parks and all that kind of plug. Another project the planning department is doing right now. We another piece of 2040 was to go through sort of the housekeeping to rezone all the parks to parks zoning designations and really ensure that parks really valuable. Let's make sure that the land use pieces and zoning regulatory pieces emphasize that. So we are working on that. We have the one our first sort first rezone using a new reason process coming out later this year. But just to emphasize that, I think we could probably make some refinements to this map to make sure that any of these park areas or not included. Just to really emphasize that this isn't about developing in parks, an inning like that. It's about developing in areas with good amenities and access to the transit. And we want to just make sure that's clear. So another thing we talked about in the work session just now not touch a little bit is how do we, you know, were some of the decisions that got to the status this point and what are some of the things that got left on the table? One thing in and working in the map is is really thinking about how we start from the guidance of of the twenty-twenty plan. What's published in the 2040 land use plan weighing that with the realities of the sort of federal incentives. Merrill guidance and so this is just an example of versions of the map when we were working on the several months ago. So in purple, you see, that's area as proposed in yellow. That's a quarter mile off of existing bus routes. And you can see that there are areas that are on bus routes that are included in the transported to overlay week. We did not propose, including those just because we didn't want to get too far from the intent of 2040, 2020. And again, you know, that's another piece about this is it's bus routes change over time. In fact, the bus routes that lead to some of the transported Overlays established in 2040 plan changed within a couple of years. And you can even see that the bus routes have been different ever sense. And so it's really sort of threading the needle of what makes most sense in terms of practicality in terms of transits needs in terms of long-term likelihood. So that's just sort of a peek into what we're thinking about during the month. We're developing this and and hear the Purple Line's are was identified in the 2040 land use plan as a transfer to overlay that's interesting, too, because the seat. 2048 doesn't actually extend all the way down Muldoon so doesn't include Muldoon as an entire corridor. It's sort of cut there. So another piece is when you look at the bull, it looks like this is a covering a lot of Anchorage just going off of acreage. There's about 11,866 acres in the transit sort of element overlay. That's only about 8% of developable land in the municipality. So it's all the municipality that's Eagle River Girdwood Anchorage Bowl. So that's pretty small area. And that's taking out. You know it. You've got state park because that would make it even tinier number. And then this is about 70% developable land within the Anchorage Bowl. So this map is just showing the ball. It's just showing that 2040 land use plan boundary just, you know, known as the bull. So within that, it's it's less than a quarter of the land. And so it's just saying we would like to focus development about a quarter of the land. We have a lot infrastructure and it seems to make the most sense. So will do a quick overview of dimensional standards. As well as full use of each lot. That means you have a full lot coverage is allowed is no setbacks except as required by building a fire of you. And, you know, minimum and lot minimal want to mention their 1400 square feet. So in. One thing about zoning is just because it isn't restricted here doesn't mean it won't be restricted by other things. For example, the water utility, they generally require a thirty-foot minimum lot with at at the right of way to connect or, you know, the fire department are building safety department. They some of us will require a 5 foot separation there. There can be easements. You can't build on an easement. So this doesn't violate any of those. Another thing we talked about his health zoning provides it an upper limit, right? It provides a ceiling not necessarily for so. These rather thinking about what zoning will cause or predict or insight. You might even say it's more thing about what are the limits now that zoning would allow. So this diagram shows something that would be in the in the transport developing over the quarter along Golden Road in a zone that's currently zoned R 2 D. And the smaller houses. Those what was sort of the glass aquarium, you might say is the current developable on below. So that's looking at the allowable height. The allowable lot coverage, setbacks. So if you were building, you could currently right now by current buildup that entire box. But as you can see, most people don't. Those houses are more or less scaled. Read. And then the one in the middle. It is the proposed his do developable envelope. So again, we're showing what's possible. We're not showing the absolute full build out because we don't know weed. A lot of this. Designed around allowing the possibility of a 5 over one development and 5 other one is a type of development where it's 5 stories of wood-frame construction over a concrete podium. So it's essentially 6 stories but it's not clear whether that. Development type is really viable in Anchorage with our soils and that sort of thing. But it's allowing the possibility of that. But that amount flexibility and I wouldn't be a good plan or if I didn't reference the great cities of your this sort of a mix of housing. Typology says it's it's a part of city's cities. Change development styles change cities grow up. This is sort of a natural thing that happens. This is shot Chicago area. Another example from Chicago area example from Seattle, more contemporary example from Minneapolis. This is actually a good example of a 5 over one, but he says actually for over one. So it's got that concrete podium and then wood-frame construction above. And this is in the last 20 years. This was a real innovation and building technology. Because previously you couldn't connect. I won't say what you couldn't do. That. My understanding is that. When once this become a lot of building code enable a lot of new types of housing to go you know, a lot of city urban areas. And by having that density does allow the kind of things like you could have retail on the first floor, something like that. But it's not all that high, It also allows because a lot size in the coverage. It allows a lot flexibility and a smaller scale. allows this type of housing which my entire 10 years as a plan, I've always heard people talking about loving to do this. It's always difficult to do Their number of reason why financing might be one. But lot Animals are also often one. And so, you know, a lot coverage and that sort of thing. So it isn't just about high. It's also about a much wider range of flexibility in what could be built. Here's a sort of specific example in this is it's scaled. But, you know, don't nobody's going to hire me as an architect or designer, which is fine. This is an actual lot off of a street and it's about 4 acres. And the zoning right now is our for so R 4 zoning allows a range of housing types but say somebody says, you know, I want to do the single-family housing product and then a lot size of the housing type of square feet. So if you divide that you get about 20 to 6,000 square-foot lot. So Frank Rizzo would be awesome to get that much house right. But it would also give us a lot closer to our goals if we got more housing so that the top is if you allowed to that. He's though lot size, which could send 1400 square-foot lot. And then you get 78 square 78 of these 78 homes would would be even crater right for us to get to our goals. Now, again, these are sort of the extremes I who knows if this would happen or not, but the top example is if if you had them anymore house and smaller lots, everyone has access to the road. The road is I think it's standard with and that's what you do. And you even have a little green strip in there. Ago quickly through some of the design standards and some of the other stuff. Design requirements, exempt from open space. We've some discussion about that really thinking about hopefully in we're urban areas. The municipalities is fulfilling that role of providing public space and open space. It should just for residential design standards. But those are all we under moratorium currently landscaping standards do exist. So mentioned that setback there. No setbacks required. But if you have a, if you have property and it is though overlay zone next to one that isn't there will be a landscaping requirement and landscaping essentially serves as its own set back generally its 8 foot starting 8 foot is is the minimum went so again, just because the coats, as you don't have to do it, it doesn't mean another piece of code doesn't mean you have to do it. Multiple structures a lot on a lot and development are exempt from the high transitions for neighborhood compatibility. So again, not to bore you too much. But here is the landscaping table. You can see wherever tis those next. That is that there's landscaping requirement forced to next to another zone. There is a landscaping requirement and that essentially becomes a setback again, natural resource protection areas. If there are any conflicts, the provisions of natural resource protection chill govern. So that was something, you know, we heard a lot make sure to make that very clear about it. District specific standards. All so I mentioned all resident nonresidential development except communities is in a residential zone. Must have at least one dwelling unit and all 9 should be no greater than 2000 gross square feet. that's based on the idea of generally in most residential zones, you you might have a big 2000 Square foot House that that could potentially be something else. As long as you have another unit on there, maybe have the first floor because some sort of shop or something in the second floor becomes the residents or something. And then permitted uses drive-thru service as accessory shall be subject to the most restrictive standard to the base on or that transported on overlay. Uses in. I think if you can get to the one of the packets that all the uses are outlined in the proposed ordinance. We had them up. But there they take up so many pages and it's so small. So to say that the uses are based on those our for a zone. And he our 4 Yi was imagined as sort of the high capacity mixed use own for Anchorage. And during the work session, we talked about, you know, some of these use is appropriate for this overlay like an aquarium, for example. And how do what's the trade-off between shouldn't aquarium be permitted use? Well, some sort of bill that of care is maybe And those are bigger policy questions. And we're hoping in open tonight. We could discuss a bit more and then there's another part of the president of the ordinance, which is making conforming changes to comprehensive plan. Speaking of that now that I'm looking at the time and this is really about making sure that the plan is clear on how to do this. One of the biggest pieces of the plan that where it's a little bit confusing, is that the plan says its transit, supportive development corridors. But then it says we're going to. So that indicates to me, you know, to us that you're going to develop its gonna support transit. But then it says that expanded public transit sport development. The problem is to get transit to the level. You know, 33 minute head ways it would take billions maybe trillions of dollars. So we're gonna have to start from. Let's get the the development, their first allow it and then transit can justify, you know, adding more routes are improving head ways and that sort of thing. And then there's some other stuff about where it says we want the densities support transit, but then the plan says, but you can't raise any the density. And then here's an example of this is one of the high frequency roots. I think this a 10 minute headwear buses coming every 10 minutes. But both north and south of the bus line, its its pretty inflexible zoning only allows about 5 to 8 during its breaker. And so we have invested all this money and high high capacity transit. We have all these, you know, some of the stretches where you just would have that many people are likely to use it. So with that, I will be going any questions in our staff report recommended postponing or continuing this hearing until September. And we also recommended that the planning Zoning Commission, I'm going to committee of the whole to talk about this. We could have the discussion here. I guess we'll follow the procedure public comment. And then before, but got answering questions are going to later. Thank you. Commissioner Christian, are you in the queue for questions for staff? Yes, I have one question before we get into public hearing, which is that on Page 2 for packet. It states that. >> Property owners can choose to opt Could you how you see this would be implemented if it were to pass the assembly. >> That's in the staff report. It's a page 2 for packets as number 5 maintain current property rights property owners can opt into the overlay or maintain their current zoning. >> Yeah, I think the way that is. You can opt into using the excuse me through the chair. You can opt in to using what it allows. But you don't necessarily have to. So once the overlay applies, it applies but it's you can't serve exempt out of it. >> Threw the chair to commissioner commissioner me. Just mainly said planning director for the record. For instance, in that the 3 zoning districts there are the 3 allows more uses and more. Types of buildings that and then to Stow would. So this would allow you to either use the P 3 or that his and vice versa for those. Residential districts. For example, there are more restrictive than you could either choose to stick to your residential district. Zoning or use here to stay. Allow to us. Ask a follow-up question. >> do you believe that all of those cases would be covered under the section? >> In here that states that. When there's conflict with the underlying win with the base zoning district, the more flexible standard shall apply or those Is that fun us with what you just said? >> Threw the chair to Commissioner Chris Krishna. Yes, that is the intent of that section. Thank you. Any other questions for staff? Commissioner polls. Can we just recap the downtown question that the commissioner has turned the work session just one more time for the public. >> Yeah, thank you. Commissioner pulls into the during the work session is a question about how this overlay. Plus all of downtown and downtown has its own chapter of code and it has service specific design to it. One of the main aspects of that is that single-family homes or not allowed currently in downtown code. This overlay because it allows single-family homes as a a I used type would allow that because then property owner did downtown could make the selection to build. So it would be allowing that flexibility to build a single-family home. But from so the planning perspective or urban resource perspective, there is a question of is is that the best use of land downtown to build that and if I could sneak up there, there some other questions one was? How meant how much land is vacant in transport of element overlay. So there's about 11,000. Acres of land from including all vacant. That's exempt vacant utility vacant residential they can make. And this is going off of the poppy assessing data. It's about 1869 Acres. If you get if you remove the the exempt taken, which is probably a lot of public land. It's about 1500 acres and then there was a question of how and which be 3 is. so B, 3 and B, sells about 1993 acres within the transport of Belmont overlay proposed and about 170 that is vacant. So did I hear that right? That word talking 10% roughly. They can. Little bit more. Maybe him. Any other questions, for staff before we go to public. Seeing none. We will open the meeting. The public hearing. >> Anybody from the public wishing to testify, please step forward State. Your name. Let us know if you're speaking on behalf of a group. Or as an individual. People don't back. That's the work on find. Some buttons to push other. You know, the mikes on now. >> That matter. That okay. Sorry. My name is Dwayne Hyman and representing Saint Mary's Episcopal Church. southwest corner of Tudor Road and Lake Otis Parkway. Asked for this try paper to be distributed to you because there's image is just help visualize what we're doing. Bottom line is we support his do because we think it's going to help expand options for us to develop 120 or more affordable housing units on 9 excess acres that we have out of our total, 19 acre campus. The first picture shows you the existing buildings that we have. Including the Thomas Center for a senior living and then potential road to come south of Tudor is where conceptual 120 units right now. It looks like with existing zoning could be could be put it. I think many of you are familiar with Saint Mary's. We have involved in a lot of community things over the years. Currently we're involved with 69 partners and different service organizations. And we've had that since the state's first create a play school and then the Thomas entered in a whole bunch of other things. Next page, this one is the result of the last planning process that we went through, which is a 15 unit Thomas Center for senior Leadership, senior Housing community. So this isn't our first development rodeo. It's bigger and more challenging that. We have been through this before. That done to conceptualize what we could do in the 9 acres was through a grant that we've got to work with Michael Fredericks Group Agnew back and engineers to do the technical work and we have a couple 100 pages that due diligence that we've done this on a website. It's available to to anybody. Picture is aerial view of how the proposed project would fit into the existing neighborhood and it would be surrounded completely by Green Belt public areas. Just north the Campbell Creek Trail into South Tudor Road. It's actually one of the most beautiful potential housing development areas in the world in the in the city and congregation is committed to only doing affordable or workforce housing on that property because that's consistent with our values. One issue that we have is we have 3 different zoning. Type slightly track that we want to great memories. The Saint Mary's Great Land Subdivision tracks has 3 different types of zoning and where we've been discussions with different assembly members about supporting unifying that Sonic and helping us by minimizing the cost of that word. The involved. And then the final 2 pictures are just different angles of what what we're trying to accomplish. So thank you very much for the opportunity to show you what working on. We've done some serious due diligence and would like to take some next steps to make this happen. >> Q I have commissioner on with a question for you. Thank you to the chairman chairman. Thank you for presentation. Appreciate the graphics and the good work that you all are doing. They become question for you and staff or the parcels that you're speaking about. Do you know if they're currently within the to stow boundary or are the outside? But given granularity lack of granular, do we have before us today? It's tough for me to tell that same issue that I had. And that's in a specific request. >> To make sure that it's and looks like it's in. But I pull it up for detail. I can't quite figure it out, but it looks like that little backwards J shape is put on car and they're already. Through the check and put up the map and we could look. >> I'm not mistaken, here's tutor. And I believe this is the site. It it is. That's correct, right? Say, well, that's the backward shape J there. >> Yeah, unfortunately, can't see on this map. But does look like it is. And it's within the tax abatement area. So >> confirming that, >> question Commissioner Christian. >> Yes, again maybe to you and maybe the staff. But would that his doby preferable for you because it allows for such higher density than our or 2 our 3 in their forward. >> Allow you to bypass zoning process develop the multifamily. Is that benefit of sir? Could you describe what other benefits you think you this property would? is simple answer to. That would be. >> That right now we think that the existing zoning, if unified, would support around 120 minutes. It's hard to tell exactly how much more could be with kids. Do. But if you just add another layer housing to another floor of housing on the buildings, it be maybe additional 30, the possible more. And then you get into the issue with that. was the 5 plus one or steel and that kind of thing. You can all kinds of tradeoffs if they win, if got his door will allow for a lot Mike, it was just a price, too construction at a higher at a higher level. >> And I won't put staff on the spot by asking him how to do might change. What's allowable on the fight. But I think it's a test case that might be might be an interesting sight to look at. >> We do have a volunteer to begin a pick to try and help. Thank S. no more questions. Thank you for just doing. Even Jason Norris, South Anchorage. >> As an economist planner and father as sport, and encourage you to support this as well. Let's start by focusing on the problem we're trying to solve here, which is there's not enough housing choice and there's not enough economic opportunity in Anchorage as it is. And then ask whether it is so helps to solve that. And my world is an economist. We look at what would happen if we take no action. And then we compare that to the benefits we would see if we do take action. And then I think it's pretty clear that. With with his do on the books, we would see a lot of benefits speak to that a little bit later on. I encourage you to frame this around. What the people who are going to need housing in the future need. >> versus those of us who have had housing for decades prefer. There's a clear difference between the hierarchy just a few Monday versus human preference. And I say that as someone who's on the house and I do, my preference is for surrounding my house. Do not. Supersede someone's need for housing for should basic shelter. I love that. This is asking some hard questions about where some of the things we put in place actually have value and whether they actually work. So do we need to force private development to subsidize our open space in the way a disadvantage, some communities in favor others. Do. We need to force private development, too subsidized immunities relative ability or not to manage its own right of way for snow. Or do we need to force them to subsidize solar access for someone's yard in mid December when it may be already be shaded by the by surrounding structures that are in place already. You know, we figure this out. We asked this question with parking mandates and the clear and obvious answer was no, it's not worth it. It was detrimental to the city as a whole. And we got rid of those. And I felt that that was a very positive thing that we did. And I just love that. We're continuing that line of thinking and we're being cognizant of the burden that these items are putting on society generally and private property rights, specifically. And I think that says refresh aspiration about the city. We want to be in the future which is healthier and more connected as a community. We have those unplanned interactions with neighbors as you're walking about to go grab a coffee or a bagel or what have you? And it makes us less car dependent produces less pollution. The University of Utah found that in walkable neighborhoods. There's a decrease of obesity and diabetes between 15 and 20%. And Rice University found that holding other things, constant people raising those neighborhoods actually make more as adults than those who weren't. They're the science backs this up as a policy decision. And actually one of our cause is joining me tonight. This is who you're really voting for. Its not me. I'm taking care of me and my wife. done well. We bought our house. We're looking to work with the next generation is going to need and we want to give them the opportunity to make a personal haul. And right now we don't feel that they have and they're not going to have that unless we make some bold choices like this. And so. This is really my purview. At least they're only legitimate way of having that choice in the near future is for us to do some things like this. And so you can be the commission that took easy comprehensive plan compliant step toward helping us really get. Moving in the right direction in solving this housing crisis. And so I just ask you to support this and vote. Yes. Thank you for your time. Question from commissioner on. >> To the chair, Thanks for your testimony tonight. And thank you. Also for the written comments, the supplied the staff back at first, but is awareness. Mister Norris did. >> Some it looks like on May 24th email to the plant permanence and that's on pages. 89 to 91. What you did touch on a few of those items in your testimony. I feel necessary to call upon some of those that you didn't and would appreciate you bringing that to the table here as well. 4 items, one heights to maximum commercial space, 3 area for Drive-thrus and then finish around the potential benefit and not just housing related but childcare related one. Could you speak to whether or not there was any further interaction with the Pine Department after use of in these comments, any back and forth of, hey, great ideas are not and then be. Can you speak to that non housing element of commercial childcare or other rights? Some ideas are are mine alone. >> And what I do submit when a summit of the all of also that whoever, because it's a good idea, then that needs to be shared. If it's a bad one, then go ahead. And and at least to go through it. But as far as heights, yeah, I do feel that in some cases 75 might be a bit much. And in other cases, it's not nearly enough. So I do feel that maybe time maximum Heights to the functional classification of the road. That is from thing. The structure may be an elegant way of addressing some community concerns that have come up. Generally, if you were to put me on the spot tonight, it's a one B and one C and you would have a 45 foot height limit. 75% on one and one a and then. Salt Lake City, Utah, just put 105 for their town centers. I felt that that would be reasonable and also reasonable for arterials and then maybe go up from there and in city center. I see no need to. Have any of limit at all, right. We were talking about downtown and how we don't want to be restrictive on, you know, be on Merrill Field. Of course. So I feel like that could be a good solution there. As far as commercial space. I feel like 2000 could be great for those small footprints and the smaller commercial concerns. But if you talk about a taller building, you may want to allow a bit more and perhaps 50, I think I said 25 but really 50%, maybe more consistent with some other best practices. And then the 3rd one was I'm sorry. >> The interaction between commercial and residential mixed use. Use child facilities as an example. The eye, if I'm not mistaken, this allows child care facilities in a lot of areas where it doesn't. We know that child care is a big problem and something that the assembly focus a lot of attention on. And I believe the mayor is as well. >> This will open up areas of Anchorage to put childcare and neighborhoods so that people can walk their kids to childcare. just and it obviously allows for more supply, which is a really big. I guess, benefit of this. It didn't miss one. There. Are we good? Okay. >> I see no further questions. Thing. Thank you. Thank you. Lou. Please state your name and let us know if you're testifying on behalf group yourself. >> Thank Names, Alexa Dobson. I'm testifying just on my own behalf. I am an owner occupant of the 4 plex in Fairview and I am here support the transport of development overlay because it moves us closer to the future that I and people like me really want for our city. It creates the zoning flexibility we need to build build, vibrant compact neighborhoods with enough density support. >> Real transit and walkability and it does so in targeted enough in targeted quarters are already identified by the 2040 land use plan as areas with the infrastructure in community to accommodate more density. The ordinance allows mixed use development of the kind of densities that can actually sustain public transit. So 25 dwelling units per acre in the corridors. 36 or more in town centers. So that's the scale it starts to make our for your car light living viable. think of what we were just talking about with Jason right before this, right? Being able to walk your kids to child care instead having to drive across town. These are real changes that are going to be really significant for people's quality of life in the city. This also supports kind of small-scale commercial presence. We need in neighborhoods. And that's I bring me to a modification that I'd like to ask And that has to do with the Non Residential Development Ltd up to 2000 Square feet. As long as it includes at least one dwelling unit. And the idea is to open the door for neighborhood businesses, cafes like Fire Island in Airport Heights, grocery stores like A guy city market in south local restaurants like rustic GOAT and Spin art. These are things that really make city living fantastic. But it excludes chain and big box stores because they drain neighborhood character and entrenched car dependency. So great idea. But the way the ordinance is currently written limits all commercial use per building to 2000 Square feet. So I would suggest it would be better to establish a limit of 2000 square feet per tenant space or establish a per lot commercial cap rather than per building, especially if a lot of comedy, it's multiple structures. So we love density of housing units, but that's also really it can be a great thing for businesses as well. We think about the K Street market downtown. There's a physical therapy clinic, a bakery, a plant shop, a wine shop and a grocery market. All coexisting within a building about 10,000 Square feet. So my hope is that this minor adjustment will make the ordinance more welcoming to encourage is vibrant and full of its small businesses. Like wild scoops, obsession, records law, but take a butcher block number 9. And so on. I did have a second modification. I want to talk about and that had to do with a drive-thru businesses. But it sounds like we have already advanced from just restricting them to banning them outright. Which is awesome. Thank you guys. So the last piece that I will mention in day job, I am a and street safety advocate. So I was kind of surprised to see comments from the Department of Transportation that pushed back on the chance to develop support development ordinance because they were concerned that it was going to facilitate kids playing in the street and more danger for pedestrians and, you know, I really wish that that concern for the safety of pedestrians extended to Austrians who are currently dying in enormous numbers on DOT, only controlled roadways that they've known have been dangerous for a very, very long time. So I really hope that will kind of keep that in mind and not have that attitude when it helps us push back on increasing density and availability of housing. But not when, you know, it could actually save lives on streets. So to wrap things up, I really just hope that we can, you know, design our city for the kind of everyday life people want. So you can pop down to the corner store for the ingredient you forgot for dinner. You can walk your dog to a local cafe. You can go out for a drink without having to worry about getting a DUI because you didn't have to drive. It's still blows my mind that we have or had parking minimum requirements for bars. Seriously. So people tell stories all the time about traveling to Paris or Barcelona, eating all the pastries and pasta and they come home feeling great. They've lost a couple pounds. >> And that's because they're drawn to these human scale places, bill, to facilitate a healthy lifestyle full of locking and socializing and being outside. And we can have that here in Anchorage to. So I'm hoping that this is a step in the right direction. We can move this forward and start building that future for assaults. Thank you. >> Thank you. question from Commissioner Chris >> Yes. And to staff actually, just to clarify one thing that you mentioned, do believe in this draft drive-thrus are conditional use. They're not restricted outright. that correct? I might have been the sticking I'm sorry. To the chair. >> On Page 15 one of 3. It says permitted uses of the except the drive to service as an accessory uses shall be subject to the most restrictive standards of the based on or the tsd overlay. So, yes, it's more restricted in and I don't think in that it's just double check that inmate. You stable as an accessory use that get to did not The drive-thru service. Get back to I see no questions for you. We will Follow up with public or staff answer after that. Okay. Commissioner. >> Hi, my name is nothing. If and I am a resident of East Anchorage and a long-term renter representing myself today. >> Can you state your name, please? >> Yeah. It's a nifty. you need to spell it. Its an as and Nancy. I t H y a and last name is It's about th I are you. >> You said you're speaking on on behalf of myself thank you. >> I was born and raised in Anchorage and have lived in the city for over 30 years. And I am here to testify today in support of the transit, supported development overlay. I believe that his do will help encourage address the housing shortage and move us towards a future in which housing is abundant and people can navigate the city easily by foot in transit. Neighborhood's evolve and change. We are at an urban community despite folks who are resisting that identity and we need to rise to meet the needs of our community in this urban environment pretending we're not a city and resisting increase density will only entrench the problems that come with urban sprawl, poor public transit. The many pedestrian deaths we continue to see in the city lack of affordable and attainable housing and economic stagnation. I also wanted to point out to the commission that lack of housing and poor public transit often disproportionately impacts marginalized communities who don't have the same access to things such single-family homes and personal vehicles. I think that Tuesday will help everyone in the city thrive. Yeah. And that's it. Thank you. >> Good evening. My name is where Walker Island spin art representing myself. I strongly support both of these ordinances and would urge your support on them as well. As has been mentioned. I think our communities recognizing that we have a real housing crisis and Anchorage and I think that these ordinances would be a big step addressing that by especially reduce the regulatory burden and barriers to development, especially in the places and parts of town that could best support that development around kind of our larger roads and transit corridor years. And allowing more flexibility of housing types in those areas as well that the Likud and allow for different it's a different price points. Second work for a different family models or situations or income levels. I also iris support. Unlike the mixed use element of that. When the previous testifies mentions, you know, many of them neighborhood businesses. Communities, appreciate fire Highland and airport heights for us to go and spend Ard. Allowing more those uses can help develop the kind of more vibrant neighborhoods and communities that. I think would be wonderful to have an Anchorage and more parts of town and increasing lot. Additionally, I think it could create kind of a better positive feedback between housing and transit and transportation by. Over time increasing the density these areas around along these corridors and then ideally help helping to foster that kind of quicker service increase routes of public transportation. Better walkability in those neighborhoods. I'm especially excited about this as someone who was a spin art. I think one of more walkable years of town. I think we would really benefit from kind of these reduced restrictions allow for better development in our neighborhood. That's been our quarter plan. That's south costs for. Overlay districts to support transit support of corridors. And so very supportive of that. I just met written testimony last Friday. One thing the potentially taking consideration. I'm not expert. But is how the proposed relates to. Kind of seismic risk. And they're just a few areas that from looking at size of the ground susceptibility map kind of kind of parts of south addition, the northern part of downtown and north of 3rd Avenue. The kind of level 5, very high risks. I don't know if those parts. I don't make sense to like the district's clued from the map if we don't want. And so the potential in those areas. I'm not engineers. I don't know would have an effect or not. urge your support on these ordinances and hope that we can make incursions even better place to left. Thank you. >> Mike was on point of order question. If testified tonight have to turn to can come in the council. Does that prohibit us from testifying on behalf of the council in September? >> Yeah, you just need to choose one. Okay. >> And I at. Granted, I don't know what's going to happen in the future. >> So tonight will be testifying behalf of myself reserve a time so my name is John Isaacs. I live in West Anchorage among the turning to Community Council board, co-chair of our Land Use Committee. We support the concept of transit, supported development quarter, facilitating higher-density growth within it. And also the mixed use development. However, we have concerns with the geographic extent. A technical reach of this ordinance and the public process associated with it. We feel it needs modification with input from all stakeholders in a more robust public process. In addition to the staff recommendations that the process is extended to a second hearing September. I'm requesting that a stakeholder working group established to review just modifications to ordinance. I served in a working group for site access that very successful. We had a great group of stakeholders and we resulted in a better ordinance with more compromise. Later, my testimony, I will address some of the specifics that we might address in a working group. It's currently written that he sto Overlays, a far-reaching proposal that covers a large portion of the Anchorage Bowl, primarily win. That's undeveloped, older neighborhoods. The concept was developed and advancing the Twenty-twenty comp plan to 2040 land use plan. It appears to conform with general recommendations of some previous district plans expand our Corder in Anchorage downtown and its refined at the parcel level with the assembly map that was adopted for the tax overlay. When the parcel level tax overly abatement map was approved this spring, we had supported that. But we have assumed the underlying zoning but stay intact and require re-zoning for large multi-family units. Another large uses. However, the application of this ordinance and the overriding and the overriding underlying zoning, both the density and allowed uses and that dimensional requirements minimum lot size suspects limits and the limited public notice from both the implications of this ordinance and how it's going to be implemented. We find alarming. Theoretically a 75 foot high. 25 unit residential unit building with minimal setbacks as proposed in ordinance is a permitted arrests use in a single to family residential district with no notice the adjacent property owners. We would recommend at a minimum. The speech are changed to a conditional use within the single family to family to ensure that issues such as increased traffic and parking encroachment, a neighboring parcels and certainly shouldn't be taken to account a conditional use would also require public notice and public hearing. Furthermore, although the staff report indicates that while property owners can opt into the overlay or maintain the current zoning, this provides no notice of protection from dramatic changes on adjacent properties. Well, it may not be the attention. This has the appearance of a large scale area wide rezoning, particularly where you're going from something like single-family to family to our for and with higher density and again, little public notice I would doubt the numerous property owners within the overlay or where the existence implication of this proposed ordinance is when I contact friends and acquaintances, they have no idea this is existing or what it does. think that's a problem. Therefore, it's potentially a failure and could face public process for something this magnitude affecting so many property owners going with the minimum public. Notice requirements is really not good enough. Also, the PCC is in the process of updating the 2014 and the 2020 plants a proposed land use change to significant should be part of that process and not necessarily taken off the table again with less public notice and involvement. You might remember with the with initial versions of the home initiative for proposed for bull light changes in housing type intensity. They ran into quite a bit of substantial opposition resulted and ultimately caused delays and resulted in compromised, I think would be wise to avoid this. We recommend establishing a working group and developing recommendations before Pz approval. But certainly before some of the consideration, he was suggested that working group include members of the administration, cume of the council's housing developers and housing advocates and get their valuable perspectives, things that the group could consider would be a review of the parcel maps and what areas may or may not be suitable for inclusion at this time. For example, including half of Huntington Park and turning. really makes no sense. It was part of tax abatement. Consider whether a targeted area implementation makes more sense, particularly where an existing district plan have recommended doing so or there's private admissible vacant parcels that are available. The override a whole dimensional standards and potential modification of suggested changes should be considered liked. What I heard with the suggestion for having different rate limits for different areas. And then better public notice prior to assembly consideration and implementing the ordinance. I mean, right now, current parcel specifically rezoning was going to get more public notice. And this requires. So consider of recommendations to either postpone or conditions to establish a working group review and modify this ordinance. Finally, additional public notice and outreach is essential. Think about how many pursell owners in Anchorage had no idea this is being considered or the implications. The proposed ordinance in their properties intended or unintended. Better to build public support and to dictate. If a public hearing is extended to September as recommended by staff and no action taken tonight, we will be submitting more detailed comments prior to the September meeting. So thank you. And would be glad to answer any questions. Commissioner Uber has a question. >> This is probably more stuff that that. He mentioned. The working group. Was that considered an offer? This project? I do it. To the chair. >> So this. This proposal didn't originate with the planning department came from sponsors outside. And so we. >> We worked with the sponsors on that. And then the administration signed on as sponsors. Well, so it it sort of had a group that wasn't the same working group is a side access. I think we've talked about that, that it just comes down to sort of timing, I guess, and if if the powers that be direct us To put something like that together. Yet through the It seems like a great idea to have more conversations and more public awareness of what's happening here. I think that's one of the reasons you'll see the recommendation to continue the hearing until September. That would give us a chance to convene community meetings. But to the community council level and also something more akin to reckon group between now and that. So absolutely considered. No more questions. It's you. You are on quite echo. might so stand back or what? My name is, Eleanor, and is. I live downtown lived in 5 house downtown and I bought a remodeled. I was the beginning of the county council's with Lenny Fleischer. Back in 1977. been involved in and out. I'm here is person, although I am on the executive committee of the South addition, Community Council. When we heard about this overlay when it was first posted, we call the planning Department and our board chair John Kirby was able to get. The planner and Graham coming to meeting, which we had last Monday, So he headed to our work session. Had mixed results. We have a bifurcated meeting, people where they are in the room about 20 with that same number online. And it was just not good communication. That was too much fast talking jargon and whatever. And I felt like we were getting this through a fire hose. I'm here to express my concerns which I will read to for the record. But I do want to say that having listened to the comments before mine, I see that there may be value. want to do like that old Blues song. It's it's not what you do. It's the way it do it. And the way we've done this is not have enough public notice our process before you take action. And I, you know, another public hearing September is good, but there needs to be a lot of work done in the interim. So that when people come either public or staff, there will have been very broad participation, which is not happened here. My committee counsels only one through our it systems that got a chance to work with staff on ordinance. So I'm going to read. What I brought to not to be it negative Nelly, but I'm sure that next time I come, have some positive to say. The last couple of years we citizens have been flooded with ordinance is changing. Are proposing to change fundamental residential zoning rules. These changes pending values and goals, over increased 2020's, four-year public process, which I spent years doing. With thousands of citizens spoken, public meetings. Since 2023. And this is when I got involved our committee counsel. Zoning changes have eliminated residential and commercial parking minimums eliminated single-family housing. We defined duplexes to include to detach buildings, approve it. 3 year pause a certain designs for units. 5, quiet. It's a more waived requirements. Across building. Facades. They would love a and buildings, pedestrian access to front doors. Sunlight design features landscaping, reducing setbacks from 10 feet to 5 feet from any neighborhood. It's. Now we're faced with a proposal to make even more profound changes to our residential neighborhoods, the Planning and Zoning Commission is holding a hearing on this proposal before affected neighborhoods. Informed of this live not been informed of this proposed changes much less given an opportunity to ask questions, understand its implications. It should also be pointed out that it was schedule right after the law, the busiest weekend of the year. We got notice. And it was scheduled right after 4th of July weekend. People were doing other things. Public hearings. The testimony should come after the affected parties have been notified and provide it with the clear and complete summary. The proposed changes and given the chance. To ask questions or make comments. The proposal finishes the shredding of traditional neighborhood powered standards that invite people to walk ashour sunlight into neighboring properties, minimize traffic, neighboring streets and bill urban enclaves by targeting density and not sprawling. I've been in Anchorage for 60 years. The People mover service was great. When it started, it was enhanced once or twice and he's been diminished are frozen for about 20 years. So try Build a plant transit corridors that may not exist. Transit has always been aspirational here. People want it, but they don't want to pay for it. The taxpayers don't want to put anything into it. And if any of you ever been to a Mets meeting, you might as well get sentenced to prison. Homeowners being asked sacrifice. The value of their homes built and dollars and peaceful. The midst of city. There have been no consensus the home ways want more zoning. We just want to achieve our goals of 2020. We need facts that change our values and goals to at housing any cost. 2040's housing, construction goltes no longer apply. Given our population is less than it was in 2010. National organization planners who told us during recent planning effort that the Metro Public Transportation plan and which has is the least dense city that they work with. And this ordinance singly simply reinforces has up to that lack of density. So I just want to close by saying I'm a former Pierre cracked. I worked at municipality that was Commissioner Administration. I know process and I know that the more people who are involved and are knowledgeable about change are going accept it. If everybody has a I ask you to come up with the process for more public hearing, more public protests, participation. So when you finished in September, people will be informed and can make meaningful comments. And thank you. That's a no questions. May submit this? I couldn't do it before. You can bring it up. Ok? Thank you. I have no questions. Thank you. Thank you. Please state your name and let us know if you're testifying on behalf of the group yourself. >> Hi, my name's and Up-san. I'm testifying on behalf of myself. I am a also an executive board member for the South addition, Community Council but not speaking on their behalf. My house is actually in the the tea sto range. And I'm very supportive of having more housing. I want the vacant lot across the street from me to be developed. I want any of the vacant lots in south addition to be developed. And of course, are adjacent neighbors as well. Because I think it's a great walkable community and really what I want to share with you, which I shared with Irish. South addition, Community Council meeting. I brought my daughter here tonight. I don't have an extra 50 grand when she turned 16 to get her a car. So transit. Is part of a community experience that also affords our young people. independence and the more people that take transit by living close to it and having that isn't a reasonable, safe alternative makes it safer for our young girls, people who are visiting were not familiar with the area and really our elderly to be able to stay and in the community as well. Cars are expensive. They're not necessarily safe transit is researched as safe alternative. Along with walking and biking. But we need the people to live actually close to everybody in order to get that kind of safety with numbers to really realize the transit that that we could have in this community. I see a lot of vacant lots and parking lots downtown and it's very sad. And so this is really an opportunity to fill in those areas that could use that tax base and those people there to support the businesses and our community. You know, all of us here in this room, we have housing. But when I walked into the building here, I saw many people who don't have housing. And I know there's idea that we need to really ruminate on this for months and months and think about it and maybe change that word from happy to clad are different. aspects of it. But those people don't have time to wait costs for infrastructure and buildings just will go up and opportunities will be lost if we continue to model through little little increments of of thinking about it. This is really an all hands on deck situation with housing in the city. And so, yes, transit supported development is one of those things. It's not going to be the thing that solves housing. But I think the mayor is very clear that we need to be doing everything within our power to get housing here for the people who are not in this room who need housing and for the future. So that people will have a place to feel safe and connected to their community. And I believe that transit and housing really need to be supported, you know, in Anchorage in order to see that realized. Thanks. >> Stephen Callahan lived in the humid distric. Speaking on behalf of myself tonight. Also, president of the University Area Community Council. Basically what I will. I hope and 2. See happen here is this get extended. Through September? there are new committee council meetings until the first week September. We have an entirely calm anyone from the community cancel area. I don't think we've had time to read it. Hopefully will have a presentation from the planning Department. the next community council meeting which will be the first week of September. That's basically it. The one concern it's come up in the past. believe it makes here and from the assembly is there is some concern. In the mid area of using the character. Some of the longstanding neighborhood. Just that Are basically our one. We have very little R one zoning in the humid air yet. there's been some concern. That to. This as well as other cases go up, it could change character in a way. And so I can think of. And of course, we might be joining to your area. This might affect area as well. are used. For the native community Council areas. Anything from Terry To be nice to have least till September. not more time to actually comments back from. back. >> Anybody else wishing testify before we go to the phone. Seeing none. go to the. Phone testimony. >> The chair, Lori Rent. So it's a 6, a 6, 7, Is that the starting point? It's public be likely. 9 and a 7. ♪ ♪ ♪ >> Carol. >> Isis is worth. This the Carol. This is the planning and Zoning Commission calling for public testimony in cases 2025, 0, 0, 3, 0, 25 0, 0, 3, 4, Are you testifying as an individual or representing a group? >> As an individual, please. >> Great. You'll have 6 minutes to testify. Please state your full name for the record and begin your testimony. >> My name Carol Howard and I live in Assembly district 3. My recommendations 2025. 30 are one to slow down and be thoughtful. It's moving forward. It's written, please engage the community with male public notice community meeting. >> 3, look at the process used with the spin our corridor plan and replicate that bridge work. And engage like The proposed zoning change to the multifamily mixed use as it's written effects of really large portion the city Anchorage, the current blanket change within the overlay. The creation of a city that I think. The parents to be without counting. So going ask each of you to close your eyes for a moment. And I want you to imagine your home. Perhaps your parents home. One of the Cook Inlet housing home 2 story over him out your a Habitat for humanity home that the one story over North Mountain View. Maybe think of one of the Q. How does it a lot happens over almost dry. And then I want you to imagine each of these homes sandwiched between 2 six-story apartment complex. With no setback. No landscaping, no design standards. Now in your vision, I'd like you to add the visual of a first floor with a 2000 square-foot that clinic. A real boat passenger terminal. The last thing lets out on absence of sidewalk and no street parking. If this initial is not the intent. And these permissible uses and standard should be included only where they do make I have no idea with these proposed changes are originating with the administration. But I am thankful that the planning and Zoning Commission taking public input. And that's all I have to >> Thank you and OK, thank you. Isis Divina Napier. Hi, this is the planning zoning Commission calling for public testimony in cases 2025 to 0, 3, 0 22 5, 0, 0, 3, 4, >> you testifying as an individual or representing a group? >> Representative >> You'll have 10 minutes to testify. Please state your full name for the record and begin your testimony. >> My name is giving him a pair or chair of YWCA, Alaska and Russia to Lake. >> Spread boat. Yes. Vote on this ordinance. >> Obama has long been used to divide to deprive and today's minority community. The legacy of those up litter action can be seen in the housing crisis dealing with today. The long-term effects of segregation, restrictive covenants, redlining and just given discriminatory lending. resulted in a situation where minority communities must work twice as hard for half the housing. We thought the minorities were disproportionately affected by the subprime mortgage crisis. Additional question left out of the recovery. It's can help to to find the highs of the past by much-needed investments and redevelopment of the areas of our city. Most heavily affected by systemic inequality surrounding housing. Not only is good for families, good for workers and good for businesses. It's a morally correct thing to do. Please help anchor itself in the center of the past by voting. Yes, thank you. And I yield my time. >> Thank you. I see no questions. Those is Tim Alderson. I-10 this is the Planning and Zoning Commission calling for public testimony in cases 2025, 0, 0, 3, 0, and 2025, 0, 0, 3, 4, Are you testifying as an individual are representing a group? >> It's trying chair of the Rabbit Creek Community Council. >> Okay. As a group representative, you of tennis testify, please state your full name for the record and begin your testimony. >> My name Tim Alderson, share of the Rabbit Creek Community Council. Redfin Community Council. We support the broad goals and encouraging infill development and expanding mixed use town centers and transit. Important development corridors and targeted and intentional efforts can make more efficient use of infrastructure and public services and support amount. Walkable, transit friendly city. We have significant concerns about both the scope implementation of this proposal. First, the overlay map, including in this proposal, exhibit differs dramatically from the transit corridors envisioned in the 2040 minutes planned for 2020 comprehensive plan covering nearly all midtown downtown and much of East Anchorage. This proposal risk being too expansive and diffuse to take a cheap compact efficient development, especially in the city with declining population growth instead of reinforcing neighborhood centers, which for development in a way that encourages more direct. Not last. Second, ordinance Catholic, major changes in land use policy and functionally rezone. Large portions of the city that the public communication and mapping provided so far make it difficult for community councils and property owners to understand full implications. The map presented a small scale and those usually compared current zoning. We strongly urge the commission and Planning Department to ensure that proposal as presented in a clearly clearly to affected community councils and that there is sufficient opportunity for meaningful public discussion before he for her. Several proposed changes appear to override longstanding design and development principles that have been carefully incorporated into title. 21 and our comprehensive plan, for example, we oppose the allow 100% lot coverage. This could have serious consequences for drainage, particularly in areas where storm water infrastructure already outdated over Duke. Additionally, we also object to eliminating minimum lot with requirements lot with the key to maintaining scale access consistent neighborhood character. The proposal to remain high restrict transitions and setback requirements at the edges of overlay areas, especially trucking has written this could allow 75 buildings directly about abiding single-family homes with no buffer that threatens privacy from lion air circulation and overall ability and surrounding neighborhoods. We oppose the elimination of residential design centers multifamily development. standards such a father to completion and windows facing the street help in searching buildings. I are not just a preferences safe and welcoming our neighborhood feel. We oppose the removal of private open space requirement and high-density area. You can small private or shared open spaces are vital to residents well-being. These requirements come in that creatively without sacrificing building capacity. It notes that the proposed to relay would allow a range motion uses that could activate neighborhood centers restructuring. We recommend some of these uses such as gyms theaters, hotels for restaurants still undergo a site plan review or conditional use process. Local input is essential when higher impact uses are introduced near residential areas. Rcc Rescue Committee counsel support the goal compact rented oriented development. But that vision should not come at the expense of neighborhood compatibility. Human scale design or public engagement. He urged the commission to slow this process down through outreach to the public and refining overlay boundary thing development standards to better align with city's adopted plans, a community values. That concludes my comments on a 2025. You're you're a 3, 0, some comments now owns or is there a free for a very great which is to say our council unanimously supports the updating housing density minimums these transit corridors. Compaq killed their transit is a smart part strategy. You the public service is officially and helps advance the goals of creating walkable. Mixed use area. We also support the proposed expansion of the area considered for pedestrian street design from the quarter-mile to a half-mile radius around transit corridors. This broader approach better reflects how people move through neighborhoods and access transit. If the commission to retain their original language that commits expand expanding high-frequency transit service alongside infill housing, simply stating that housing will create future demand for transit. We can the core idea behind for development without reliable service in place. Ridership in the success of these corridors would like to hide. concludes my comments. Happy to take any questions. Thank you. I left. I just know that comments were submitted today. And so I was hoping that they're going to laid on the table. I don't know if they did, but they were submitted to planning has a byproduct kind of this. A fire drill process and the fact that all this kind of came over the >> over the holiday period. So hopefully our written comments made it to you. I was told that they would. >> And they made and >> Okay, great. And I concur because drive that are just chair of the council. This is not part of our kurzel comments but the idea of a working group or, you know, a chance for some more outreach and murdered involved would be some the Rabbit Creek Amana Council to really get behind. So thank you for your time. >> Thank you for your testimony. I see no questions. That's it for phone testimony. Anyone else in the audience wishing testify, please step forward. Seeing none. I will. >> All There's been discussion about possibly entering committee of the whole so we can have a free discussion. There's been a lot of testimony and staff recommendation for extending the public hearing to a future meeting in September. Is the will of the body. We have a motion. To go into the committee, a whole made by Commissioner Polis seconded by Commissioner Ron Commissioner. Polis, do you want to speak to the motion? sure I think because it was recommended by staff and everyone agrees based on comments today that we should go in committee. The hoan discuss some things that we talk about. >> All right. The that was seconded by commissioner on any further discussion. >> Any opposed. All right. We are now in committee of the whole I will pass. >> The chair position aside and maybe we can all this talk freely. Anybody wishing to kick things off. Would it be helpful if we want we want page by page and that comments on. >> Similar topics and staff has. Some Each item. >> Mr. Chairman, if you get also, I have a list of the things I heard. I could repeat those back. would be helpful or whatever you like. And so I'll take your direction. Yeah, but personally, I'm pretty good with everything except for I do agree that the 2000 square-foot commercial spaces. Big enough for just about nothing. And so almost nearly useless. That's my comment. But >> what let's hear from everybody, maybe would you prefer to go through the ordinance page by Page or you want to hear from staff? First, anybody do you you might >> Have a preference. I like hear from staff so we don't work on things that have already been documented and instead ask you. >> I think things that I was hearing in the in the testimony today, a lot included about process and making sure that we're giving enough time. I think we're cheating that in part by the September. That delay, if you choose to do that and then will be committed to doing more active outreach as well as something akin to the working group. But in the meantime, substantively your feedback would be particularly valuable on some of the concerns we heard about heights setbacks, a lot coverage that sort some of the dimensional standards, your perspectives on if this is the right numbers or if there are alternative ways to achieve the goals of increase density without changing those numbers. And it would be useful to hear from you all about the area. I think our assumption is that using the same area is the multifamily tax incentive would be the most simple way to move forward. But your perspective on how what principles are guidelines we might use to adjust the map. That would be helpful. So I think as In terms of a person who may be doing some of the work between now and September. Your perspective on those items would be especially valuable. And just to all. So maybe some commentary on the uses as well. Be. >> Mr. Mckenna, Foster, you want to start with your but you have everybody coming of a budget. Just heard a little process. The graduate heights, the commercial space by building or tenant space. question of Drive-thrus and I want to speak to that specific says we are at some public comment on that. That was one of the things from the cutting room floor. Remember, we there's a lot of discussion about that, right? drive-thrus. They're not really conducive to a walkable environment, but a lot of Anchorage has already been built with drive-thru. So the way the code is written now, it says you can't have a drive-thru in a residential area so that his that does not create the allowance for drive-thru, but it does not prohibit existing be 3 or drive-thrus allowed us access or use. So if debt, that could be a big question and that would it be helpful for that, too? Because, you know, you could. Limit or prohibit all drivers within that is do area that would sort of aligned with it. But it is that would be a big change for property and for properties that change their their allowances. So that I'll just speak to that. And then one other thing heard about the extension and also the possibility of publishing a specific or Zuma bowlers on the map. I think some of those would be pretty simple to do. those are just my list. Thanks. Thank you. Okay. That. We heard from staff. What do we think? We're ready to go through the thing page by Page. Commissioner Christian, this elect you to name the lead us through. 85 page. I happily well. >> I'm starting on the big numbers on our packet. So number Page, 13, are there thoughts or questions or comments on the that? The text of the ordinance before we get into specific sections of code. >> I'm interested learning more about >> history around town centers and and winds. 35 37. It's acknowledged that town centers have not seen market increases in the desert development. >> It would you like staff to answer that now bring back information at a future date? would be fine. Wonderful. Any other questions on Page 13 or 14. >> Alright page 15. I'll start. Maybe low. People are looking at that age. I think I'm having a just a lot of trouble reading the sentence on lines like 35. 36. 37. Help me understand this. All non residential development except community uses in a residential base own must have at least one growing unit, the except. Upends to which clause I think is trap having trouble understanding this? We're talking about. All non residential use uses all non residential development in a residential based >> Or >> yes, think that may be moving except around might help me understand what that's referring to. >> To the channel to the chair and committee of whole. But yeah, the intent there was that community is located in a residential zone would not be subject to that, but we can definitely clarify. >> So you're saying that be 3 generally. That's not in a residential zone, would not have the strong unit requirement. It's only nonresidential uses its only. Yeah. Help me understand what the rest the dwelling unit requirement applies to. >> So say, for example, had a community center, which is a community is, you know, the use categories and kind 21. They start with a residential in the community. You could build a community center without having a dwelling unit be on the community say it's an art to Amazon or something like that. So that's the intent. Where is and B, a community center. Looks like it's already permitted use. But yeah, so the intent there is that if you have residential based on our one or rtr to them and you're building something that's not residential, you always have to have something. A residential unit unless it's one of communities communities. It's like child care. community center and again, I'm not looking to Tuesday's table, but so that's the thinking. If somebody said, oh, I want to I want to build a neighborhood recreation center that the Muni then would not necessarily be having too bill, the unit with alongside a neighbor Recreation Center in. Residential. If up based on a residential area. But I think the 3. >> There's no requirement for going then the second part of that sentence, all non residential development. So that includes any 3 on any of these major corridors. Shell be no greater than 2000 gross square feet. That applies broadly to be 3 except does that flexibility section mean that this isn't really in the fat because the 3 generally will be more flexible. The mess. >> I think that could be clarified to say maybe in these residential areas. So it's really just to clarify that if somebody is enough underlying based on our one or 2, whatever. And they're doing non residential use. That's where the 2000 women is. So somebody be threes and all of a sudden limited to a 2000 Square-foot. >> Got it. Got Yes, I I think some some clarification from that section with. I had to replace non-residential with commercial music. Read it. >> I agree. I think that will section used to be. some help. >> And I think the problem there, which also my understanding is developing is that. It's not binary commercial residential that there are these in-between categories like communities that fall between them. And that's why we're saying non-residential. But, you know, that's a bigger question about 10 21 and organizing it. I think there's also some typos in these table that will need to clean up. That will help to distinguish the sub categories like commercial versus community. >> Any other thoughts on this page on the section with respect to the 2000 Foot Square ship. This is the place to address I'm not ready to throw something else out there in terms of a better approach. But I heard tonight other pushes need to be brought to the table and discussed. saying that's on the department's list of things to do. Just want to reinforce that. >> I tend agree with that. I think maybe like on a percentage basis I think one of the ideas. It was turnout. I don't know what else. know that I just add that. The bullet was mentioned was 10th space downtown 10,000 Square feet. >> Which if you're building an apartment building might be ideally what you want look for Azure, commercial space below you. >> So that's like a real-life example to, you know, look at and see. But just to give you an idea, like a lot of times in the building code, you may be limited to one occupant for every 300 square feet. So 2000 Square feet give you 6.6 occupants, his next to nothing. Another example would just be a great Alaska pizza company building that I'm aware of is 1600 square feet. They make pizza and they have a counter. There's no seating. No nothing in that sick. That 1600 square feet 2000 square feet is not much of anything when it comes to come. >> If I could weigh in on this, I mean, that's all that's also limit. So does a lot of pretty wide range of of non-residential or commercial uses. But because of that 2000 and it really does limit. So even though people look at the table sell that there's a tunnel out here like you're saying, functionally, there isn't that I guess also and one of my main complaint with our reason, you know, we see our that. We don't see are buildings. Been around a while. It's too limiting. I think what like 20%, 20? I mean, it's just too small of a percentage of commercial, in my opinion to be viable and some of the public comment was about developers making money in. I just want to remind everybody that if developers don't make money, the land states fake it. If I a win in this, too, is this applies to the residential basins where currently there isn't really that much commercial. So it it does. 2000 is pretty limiting and so that in itself is a sort of limit on many of the uses. And one thing, though, that you bring up a good one is our would allow a bit more flexibility than that. And this may be would constrain your for it, even though our for is currently. On news. But just something to think about this is looking at where the overly applies to existing residential zones like are one or 2 or 3. work. So right now, there really isn't much commercial. I don't think any Maybe there's some non residential uses and their subcommittee says so just some food for thought. >> And the other comments on Page 15. Moving to Page 16. Any thoughts are questions? >> I mean, you have missed some of the discussion earlier. Maybe didn't exist line 15 item D 2 around exemption from residential design standards. Just now catch my attention. Curious if other commissioners Consternation comments about that. My personal feelings is that residential design standards do not accomplish the goals. >> That they were intended. Intended to serve and they were put in place and could all go away in mind. >> I prior ordinances now kind of made it almost a moot point. >> Currently they're under moratorium, but they're slated if nothing changes, they will come back. I think in 2028. So for the next. A couple years. But currently they could come back. So. >> You can see an issue with the landscaping requirements. Words we don't on this section. We don't allow like no, I guess you can built essentially the lot line a line. But you can't below and a lot like if you have to acquired them skate. So kind of seems to counteract. One of those like us. >> 4 mall. Want to turn this a formal things actually prohibits protect it. Any other thoughts on Page 16 questions. >> All right. Moving to the table of allowable uses on Page 17. I guess it will start but just clarifying my understanding of how flexible this is. So if you know, for example, homeless and transients shelter. We just allow made a change maybe 2 years ago, 3 years ago to allow that Alby 3. It's not permitted in. Transport of development this table. But it is permitted and B, 3, so the more flexible rules apply mean that would still be applied if the underlying basin was be 3. >> Yeah, looking homeless transit shelter is a conditional use and be 3. So this overlay would not. To get that. Okay. >> You could put that not R one lot. Technically, if you could somehow figure out how to do it because that's more flexible. And from us of. >> If it meant specific standards. Potentially yes, under under these uses. 2000 Square feet. >> That's right. Yes, >> Questions and comments on the table. >> Last time the >> first main section manufactured home community. question which may be necessary around him to use or abuse ease. Great question. I think it will depend on the assembly decides what doing. ordinance that. >> Thank you for pointing that out. >> I think everyone's heard me loud and clear on the downtown code that I I'm struggling to see how this is sort an addition to the downtown code, which I think it's all pretty well designed for maximum density. So I think justification there would be helpful. >> I could speak to that. Also the code as it is, it's very tightly designed around uses and and housing types as if there's a real difference right between an attached, single-family detached, single family and town houses and duplexes. for many people, there's not that much it. I guess way to look at that is what would you think if it just said you could have one unit on a lot in downtown? Would you have the same reservation? Is it about that? It's one unit or it's the housing type of U.S. >> I think it would be the one unit would be just you know, unappealing. I think given level of public infrastructure that it takes to support any given unit downtown. I think one example that comes to mind for me is Japan, which has accumulated zoning. So everything that's allowed in lower zones is allowed in higher zones. >> And I think you see pretty high levels of density and Japan. So I think this is again, where do we need to prescribe better about the market, sort this out for us? I think that's a genuine question for us to consider and think it's so which is all to It's a great point to make could come up. And that's a great point. That was sort of some yac help make the counter, which is downtown is the place where short-term rentals are more most likely to be market desired. And so very I think quite low likelihood that any given unit downtown, given the lack of other restrictions would be owner occupied. And so I would just have you consider that when you're thinking about residential units in commercial zones and really high-density commercial zones. page 19 during the work session. I >> Call to order the question social service facility in the response I heard from staff while I appreciate context and the nature of it, I would ask staff in the work to be done. That this is discussed as And again, the response I heard was around, what is the community tolerable of understanding that this use table came from prior time that may no longer be living in now or look to live in the future. So the real But their specific uses. He wanted us to look at or just in general, some of the ones that were not included. >> Unfortunate this table doesn't show up. It doesn't show some of the use of just because there's so many, but some are removed here. But >> sure, general statement, but my specific interest is around social service facility currently being listed required conditional use and perhaps testing that for something less restrictive. >> Other thoughts on the table. >> All right. Then moving on to page. 28. >> There's a question I for skipping all the way to 28 27. Warehouse or wholesale establishment general permitted use. Is that intentional? That seems. square feet. But I mean, 2000 square feet isn't in code yet. I got a question actually. footnotes on some of these and we can't read them. >> For example, page, 23 of fueling stations. >> It's not allowed as a footnote. We know on fueling stations along major corridors. So to >> I think what we had talked about this, it would still be allowed if the underlying based on B 3 and B, 3 would be more flexible. >> Yen in footnotes we're trying to move away from footnotes because it adds another layer that's really hurt if you're but the for the fueling station is uses with structures of the gross floor over 20,000 Square Feet require Major site plan review. >> Other thoughts on. Pages. 23 to 28. All right. Then moving on to Page. 29. Not hearing anything will move on to Page 30. This is one we get into the lot coverage and set that. >> Do have a question for staff to 1400 square feet Area Lake, I guess how did that? Where did that number come from? Or what was the train of thought on 1400 square feet versus 2500 square feet or something else? >> 1400 is one acres. 43,560 Square feet. So that's about 30 going per acre at that. But, you know, even if you have an acre to you can actually develop 32 spring or because you have to put you like streets and start or somehow that so that's the code is interesting. In some places it connects to an actual doing is for a in this lot. Sizes are tied to something real like that. But in most places like the 6,000 Square foot. almost unknown where it came from back in the day of 7,000 maybe because you know, 1910, or 1915, that was what people thought was normal. But so generally that is tied. I believe to the 30 to lane >> And if you're you pushed back to for asking you for too much. But I would really like to see some test cases. I think we're having trouble. I'm having. I would like to see how this would really be implemented. I think I totally understand the vision. >> On the bar, right on a major corridor, I think the pictures really make sense for this transit or the streetscape a thing commercial mixed use development. I think because it extends so far. I really wonder like I'm thinking about the north. Napa Valley are one 700 square-foot cottage is spread like not on the bar. A block or 2 off the bar like how would you what would this allow you to do on one of those streets? I think the other example, thinking of that. think it's just like I'd be curious to see see the rendering right to see like what would you be allowed to do with the landscaping with some of the other requirements? The other case, I'm very curious about is, you know, I read the Mountain neighborhood plan and I think the history of development in Mountain view. Is that now you had full lot Plexus right? And I'm I I know there are requirements that prevent that from ever happening again. But I'm curious to see how right? >> Gets to that. I would say it's difficult. You know, a lot of times there's the burden of sort placed on will demonstrate that it could work when something has been basically illegal for 70 years, right? Like nobody has tried. was actually put money behind trying to do 1400 square-foot lot development and the best you have as many on sketch of creating that one in a street. So yeah, you 78, but I'm I'm sort of like a food to Racine, ask a chef and could do it in terms of the other. I mean, but we could explore that. I think it would just take we did something similar with the site access test that were we higher to a group to go through? We could potentially do that if we have some professional services. >> Just to jump in, there are some examples nationwide zoning code that supports of 1400 square-foot lot. I believe I can remember if there in Austin or Houston where they've had that. Minimum for a few years now. And there are some housing development that. That to exist at that ties so he can take that up and maybe provide some case. Studies. >> And I think also personally, minimum lot size is one of the changes I'm most excited about in the ordinance because of that small single-family, right. Like Les lot smaller housekeeper, house. More walkable, right? The distance between houses is a major factor in how walkable and neighborhood feels so I think. You know, starting from 0 as a baseline is a good way to have a conversation about. >> What is the value of the 5 foot setback come? It would you is that creating for the public that we're going to impose that cost on the private developer as opposed to starting from the 50 foot set back and welcome back the other way. So very open to talks and feedback about what those numbers look like. They don't have to 0, but I think the goals of walkability and affordability are served at by allowing more efficient use of land and smaller. Lots. >> I would be interested something samples of northern communities in particular places that haven't done that. The 1400 square feet. >> I just add real fast. >> We recently built like a 3 bedroom, 2000 Square-foot ranch home up on the Hillside Mountain views. Couple moving up from San Diego. Their parents decided to have a one-bedroom built on the to you. And we had like a big barbecue up there for, like, like employees. And we all went through and lovable the 600 square-foot one bedroom atu everyone when into this is what I want. done with my house. I want this thing like it was unreal. How people said they wanted this 600 square-foot atu one-bedroom atu has their house. They loved it. The reason I mention that is because 1400 square of 600 square foot house is about 42% lot coverage on 1400 square-foot lot. So the 1400 doesn't make sense for a 600 square foot. Little house with 42% lot coverage, which is. Similar to you know, your basic lot coverage. >> And local example of that sort of building style that you might want check out when you're in. The area is down on Cordova Street part of or 13th. I believe. There is one lot that has 4 small cottages on it. That was developed within the last 3 or 4 years. could be an example of what might happen if this were to pass. >> So to the previous point, made 600 square feet on fortune or scarf a lot. Why not go smaller as 1000 feet? Reasonable and have other communities tried? >> Currently in our current zoning code. Our has no minimum lot size. Downtown also has no minimum lot size. So it is something that existing code currently here in Anchorage. >> Some them not putting 2, together. Then why are we seeing a minimum lot size in the do? That is an excellent question and maybe some things to consider. >> I will add a little bit of information to that, though. There are some minimum requirements for a will, which I believe Andreas very familiar with. So despite the fact that the code with not require minimum lot size, there may be some requirements based on utilities. Servicing the sites. >> Yeah. Wasn't going to get into a wheelchair UCF's and requirements for services, water and sewer services and the infrastructure that. Basically make, you know, and when you get to a certain point, if you are going to actually build at 800 square-foot lot, let's say you probably not be calling it a lot at that point. You probably Moving to a condo. To avoid tariff requirements for one water and sewer per lot. Transition to maximum height them as part of this table. We heard some. >> Recommendations of different approaches. The pathway is I heard from staff about having discussed Harrassing but not going to necessarily move that direction. Again, I don't have a silver bullet on this, but knowledge that it's an area that needs to continue to be worked. I'm jealous. Part of of increased height help achieve objectives of that is do. And that seems to be some basis for this 5 in one type approach. But again, more to I think I tend to support it. >> And that your basis. For constituents spoke about, you on our long of arterial higher kind of getting less and less through the you know, which I feel like if you look at those pictures, you know, the development in other markets tend Just follow that in general. >> I think we're getting into maybe page. 31 2, could you? Could you describe what the hype transition section I think we part of it our packet. >> And that's what that would apply within 200 feet And the lot. Designated as large lot residential single family to family. Yeah. Maybe if you could go through what that high conditions and here are that would good. >> I might have diagram. this. I just want to make sure it's for the right. One. If this is the one where its rise overrun. basically establishes a plane and says you can build on that plane. So sort of protects neighboring areas that and we've been having this discussion for a long time to is like the general understanding property rights. You have moving up but not necessarily moving over. Let me see if I can find. >> I think there's also been some comments from the pack it about having height requirements that are. Tie to the classification of the road and I would not support that. I think because we're about look at and recommends road classifications coming up soon. So it's not like those are fixed and immutable either. I think that simpler approach that's not tied to other decisions would be easier. >> We know that every jump into because we I we did talk a lot about that. That's something that, you know, the plan does mention it. But every time we've gone through the process, you know, when we have through our for lot of the comment we got was like that it makes it much harder when you have to build your this image. Doesn't show it be if you have to build your building like a sticker on it, it just means that many more cracks in the building where staff can get in and it it at some construction cost. We also don't no, if it. Does it work this. So this images, the this sort of sunlight protections as it currently is a I believe. And it says that, you know, if you have a lot, you're sort of protected and you have to preserve these you shuts. But it doesn't always I don't know if it's applied evenly. For example, we don't apply to trees, right? Trees can interfere with this. You should. And we don't really enforce about that. And this is also one property asserting a sort of right of ownership up above other properties. So even on these, these are lots that are built under the normal developable envelope. And I think they actually still violate this sort of called a view shed or a or something. So traditionally this view shed rule has been applied to higher density but not necessarily lower density. So I think from our perspective, we we've always been sort of asking for some a larger sort of policy decision about. Are we gonna sort of codify whether there is a right to some right? Are we and are we gonna play evenly and its? I think it really just comes down to tradeoffs. It does. Is it more important to have this sort of? Trade-off between what one person? Is their property, right? Versus somebody else's property. Don't have the right to actually go to the certain height. Where is my neighbor have the right to have unimpeded some light over my property. And I don't think that's been resolved. But it our perspective creating what this was simpler is better. And we can always kind of go to those more complex ways. It also doing it by functional classification. Another one. Anything can be done. It just adds more complexity and then more complex state gets difficult to implement. You know what comes in and we have to like right now some of this is based on where does the comprehensive plan. So it's not even where it is in the zoning district. So when somebody comes in for a permit, you have to look with the comprehensive plan designation is not even with the current zoning us. So that's why I think we generally when we wade into those deep waters of transitions and complexity, we sort quickly just run back to the beach. But anybody else jump in. >> I think just it. Let's take the extreme example of R one zoning lot. Could you achieved 75 feet in height and any scenario with the high transition requirements that are in here. I think that would just be a question and maybe look at combat because I think it's that the example that's going to be when to come in public hearing and then public discussions. I think answer about. What is actually achievable in some of these single-family current single family neighborhoods would helped up. >> I think yeah, we find the guy man, the worst-case scenario make the test case end of that. And so we can draw pictures, bogeyman, everyone. can see what he looks like. It may be not be a scary. human being that whole building without the high transitions, boogeyman making that very tall building on our one lot next to a small cabin. I mean, this this is sort of the boogeyman, the dimensional stands for our to DNR one or or similar. And here the developable envelope both. I guess I'm like problem with this one was that there's that large green space between the road. And the buildings. And don't know if that makes the difference or not, but appeared. Could find another example. >> We're sandwich, you know, to those tall buildings and one. Tiny little >> I mean, but yet. Identify the street corner. So that somebody knows exactly where it is and maybe that'll help. >> I think what's just not in our packet on Page. 31 what that the high transitions actually are. So I don't think work clear on what requirements are attached to that. >> So in this proposal, excuse me, there would not be any requirements for high transitions. >> I think it's also the case that we don't have to solve every problem that once and there's that sequencing thing at issue here. I transitions sunlight access northern design ball come up as part of the working group that the assembly asked us to convene around design standards. So, you know, there's always the risk you allow someone sneaks in really fast and builds the 5, a run in the middle the neighborhood. All were considering that so there's like there is a sequence in question there, but it can also to some degree separate the concerns. But to the degree, you all have a solution to the problem of how do we allow the 5 of her one where we want it but not in the middle of the neighborhood I think would be open ideas from the committee as well as the public as we move forward through the process. >> Also that for anybody listening or watching the the section is on page. 25 of 33 of Chapter 6 of the zoning code. And that's that's where this outlines that if you have these higher density districts, they're subject to day light plane and that daylight plane is what we're looking at here. So basically even some of these. But again, it only applies to higher density. So is lot right here was our They couldn't build this building, but it's our want one. You're allowed to build it. So it applies a higher standard to higher density. But somebody could build a book's structure that's violating that daylight plane. But it's our one R 2, D and so it's not considered the same. So but that's in Chapter 6 page a 6 dash. 25 or 25 of 33 the PDF. >> Any other thoughts or questions Heights Page 30 page. 31, before we move on. All right. Moving on to page. 32. Exemptions for private open space requirements. Any thoughts questions here? Nothing to add appreciation for the discussion art had on this topic. I as commissioner feel satisfied with the response received from from staff about this the tension between public purse private, responsible that surround open space I personally like where that he's still it's headed and this direction. Thank you, Commissioner Rob. It just reminded become pull into very welcome. If you'd like something about that is it's also very valuable to hear that too. >> Other thoughts on page. 32, let's move on to page. 33 residential design standards. Seeing nothing page 34 which is our final section. Final page. >> I love the design. Standards are exempt. Yeah. I'd like to bring line 45 of Section 10. I think heard some public testimony about the map in the area and I think the department should be prepared to talk about why the 2025 multifamily tax incentive area is the correct area to adopt for this. I think Rabbit Creek brought it up. I think Sanders brought it up that. Obliquely to the planning process and everything that went in the 2020 20, 40 comp plan. So be prepared to discuss why that's the best area apply this to. >> And I think one policy decision there to highlight for your feedback is. >> The text of plan says. A half mile diameter, but 2040 planned use map. The visual shows a half-mile radius. So we went with the radius, the half-mile radius. So you're within a half mile. So means mild so that's generally we thinking walkable, bikeable distance to promote the transit and also making sure we were concentrating the development on some of our scariest biggest roads, which is not exactly where we want people. Policy choice. Welcome this commission's feedback on if that's the right choice or how to think about making that choice. Otherwise it includes town opportunity zones downtown and Midtown. I think we are here to back about downtown, especially valuable feedback about any of those other choices. Also valuable. Yeah, it doesn't have to be exactly the same. There is some nice elegance and not but yeah, that's some of the motivation. Yeah, I know I've been. >> Asking for downtown. That may be not be in map, but >> I will say that in general. I really appreciate that. You just pick the same that multifamily tax incentive. I think it. >> Streamlines the whole thing. We're not talking about parcel by parcel. Should this be Should this not? I will say I've to broader thoughts. One is opportunity zones or a specific and very new federal. Federal tool right have they been working? Have they been used? I haven't heard very much about their use. And so I think it's I understand why include them. But I curious about sort of. Imagine that to be effective and what if they go right? Yeah, I think good member. Martinez and members all tell during the discussion on the multifamily tax incentive mentioned that it's a priority of current presidential administration to. >> And besides opportunity zones. So yes, it is potentially a temporary thing. That's not 100% proven. But it also seems actually worth experimenting with. So those good considerations to >> And then my my very last general comment. Sorry the mic. It's just, you know, I think we've said the word transit a whole time having some comments from the transit departments. I would love to hear how furthers their goals and what their long-term goals are. How land use can support support 3rd level of service or help create a case for greater service. Thank you. notice some comments from him out park has been heavily consulted through the process, including initial the initial drying up the map. >> For the multifamily tax incentive but point well taken. >> coming just are thank you for bringing the discussion the map presented and again, appreciate the discussion had around the bases for multifamily tax incentive areas. When I look at this through the context, lens of transit, I think about conductivity and I sat through this meeting circling about areas where I feel like there's lack of connectivity and islands exist. And maybe some additional information about why those gaps to excess one being North America downtown area and Mountain Another on the Raspberry Road know. >> Spin art. I'm right. Not going to resolve those now, maybe in the work to our additional. Pieces where if you're playing contender Kirk's own, you have a chance of winning a game sorry that are can reference to gay players out there. >> I'm just showing on the map here that a lot of the gray and searched the car doesn't come through these. These areas are sort of industrial zones and, you know, down here, a lot of this over often Nationals industrial, some of these areas. So there was a lot of discussion and making sure we didn't want because we want to preserve industrial land of it you know, generally that is place. We encourage too much housing, but and also mentioned on the transit comments we spoke with transit one or 2 weeks ago and they wanted to convey that where this map is. It doesn't guarantee future service, but more people do make it easier for them to make the case to add service. So they don't want to be, you know, the Holden to this. But it's one of those sort of like, well, we'll jump first. Then you have after maybe so. >> I will point out that we made it through that proposed ordinance page by Page is 9 o'clock. We're currently in. The committee of the whole. And the public hearing is still open. Seems like it could be a good point to stop unless we want keep keep working. Working late. what everybody feel like doing? I think the only thing we didn't discuss was the what? >> we come back and I thought. There was a good point about committee counsels don't meeting until September. So if you guys. Made the effort to go talk, Community Council's you might get all of them in September, but you might have one or 2. You couldn't fit in beginning of October. You know, so like maybe. We would extent October November. I don't know. anyone have an opinion on Just like to also point out that the planning and Zoning Commission is not the last stop changes to tell. 21 so. >> That would be a meeting potentially a second public hearing at Penn State. And then another one at the assembly. So there. There's there's plenty of public process left to go. I'm saying is people asked to come talk to them and they're not going to be convened until September. So they're asking for a little more extension that September, possibly. >> That's what they asked. I think you'll you'll notice in your packet. A number of letters of support from community councils. Already there's been substantial feedback from Community Council's. There are some that meet during the summer. So those folks will be able to reach out to in advance. It is a good point. I think one of the disadvantages of potentially. Pushing back to say one of your meetings and October, is that potentially it can impact the financing window for folks that might delay the building season by another year. But, you know, there could be a bunch of delay after you at the assembly level to think there is some value in figuring out a lot of these details. Now before we submit a version of to the assembly. So but in present cons for you to think about. I mean, just to add to that Graham, every time we have a meeting, someone says they didn't get enough time enough time enough time. So I'm just pushing on >> Yeah, I mean, I'd say. They're not making the effort to pay attention, then maybe they're not that concerned. >> Maybe they have a job and they can check the Web site every day. If I may. We're also trying we have the the many planning news. We're trying to get more and more people. So always get people directly connected as well. We're just building that up. But we do see that there's sometimes this gap between the information leaked people get to it. So we want to provide. And within that the that CCS as well. But that's something we're really endeavoring to do and and improve that kind of So the people who I know it's so boring, a male, but we do want to get all the stuff out to people. So that's something we're building up to. I think you guys did amazing job getting the word out. I just think some people don't get it because they. You know, can't pay enough attention. It's hard. It's uncertain. People doing certain people don't so that I'm not the plan. Just say. We're done with >> If I the there will be a representative from the planning department at the FCC meeting on Thursday for the executive members of the Community Council so that they will hear an update to it has happened at this meeting today. >> And maybe to some of the testimonies point. I think we are also planning to convene people, right? So not just going to community council's been engaging, heard from a lot of community groups today, not just the council's and so making sure we're trying. I think that something, you know, we're always trying to do a better job of is how can we reach out to make sure folks know? I think one of the reasons that the assembly passed the rezone reform ordinance that has enabled process is that, you know, we didn't want to spend $75,000 sending individual male noticed every property owner when we're making a policy change. But we do. That means a pit, an onus on us and we made a promise to make sure we were doing deliberate community feedback. So we need to do that. And I think some of the feedback today is telling us we need to do a better job with that. And that's if you back well taken. And I think that came up in the home initiative to I mean, that's what you guys a little like. We can't send notices to a million people it. >> need a motion to come out of committee, a whole. And so move and committee >> Motion to come out of the community. Whole moved and seconded. Any objection? Hearing? None. We are out of the community, a whole. Based on what I've heard. We now need a motion to postpone. To future meeting on an prescribed 8 in September. Continue. Continue. That's what the motion continue. Not motion. Commissioner Christian us the state. Your motion and speak to it. If you would like. >> I'm moving case 2025. Dash 0, 0, 3, 0, to continue the public hearing to a date to be determined September 2025. >> Motion is seconded by Commissioner Would you like to speak to the motion? >> Is it also necessary to move to continue case 0, 0, 3, 4, to the same date in September. So I will amend my own motion and ask if Commissioner will still second. It. Yet there they've been combined. So okay. Thing. >> The intent there. >> I intend to support this that I would encourage staff to make this the earliest possible date. I believe that the more agendas it comes. comes to the greater chance of public participation. And I do believe that the very high level public participation today. It's a sign that the public is the wear and can continue to be aware and the commission can elect at that date, too request even more public process if we feel that it's necessary. But for now, I would ask that we move forward quickly. >> Anybody else wishing speak to the motion. Hearing none. We'll call for the vote. Mr. Strikeout Thank you. That motion passes. >> Commissioner, do have a question. >> Go ahead, Commissioner strike. We are moving on to the commissioners comments section of the agenda. >> Ok, Mike, my question has has been to initiatives have moved part to be continued. 30 who the actual author of this and these 2 additions are. Yeah, if for no other reason to avoid any ex parte communications that still takes that could take place. From what I've hearing earlier Russians and testimony that the sponsors. It was not an issue that the planning department that the planning department was working with the sponsors. So I think it should be clear who the sponsor. >> staff well. Take Go ahead. I think in general ex parte communications going to apply to all of you with everyone on matters that are before you. But. >> And answer the question more directly up. This has been sponsored by members Baldwin Day and member Martinez and the mayor is also likely to be a co-sponsor. >> Likely to be. But you cannot. >> The paperwork in front of us says this is from the planning Department. >> correct in the planning department testified that they are, but they work with the sponsors on this initiative as present it to the planning Department. The planning department banning gay on particularly which we've got the sponsors, what? Usually we see this in any other case to the petitioner process. And we see that the We just that when clarity to the party or >> just one commissioner strike pitch 13 staff packets has submitted by some of members ball Monday and Martinez, which is what we heard tonight and prepared by time >> Okay. Thank you. I may. That's really further. >> That the process that we're using today is the recently adopted process that the assembly approved for municipally initiated reasons. So I would say that sort of petitioner in this case is that municipality and we're trying to avoid with this. Some of the awkwardness that we experience during the home initiative where specific something members were sponsors. Thank you for that. Response. And the effort. >> All righty. Anybody else have comments? Before we entertain a motion to adjourn? move to adjourn. Is there a second? motion to chairman by Commissioner Ron seconded by commissioner Any objection? Thank you. Great. ♪