>> All right. We'll call the March 2nd. Meeting of the Planning and Zoning Commission to order please have the roll call. it. are Under spinelli here? Jerry Gardner here ready Christian a here, Scott plus here, Jeff Ron here. Randi Burr sir. Here you have a quorum. Thank you. >> May we have a motion to approve the minutes. move by. >> Commissioner Christian seconded by Commissioner Polis. Any discussion on the minutes. And objection. Hearing none. minutes are approved. Next item of business disclosures. Are there any commissioners with any items to discuss? Commissioner Emer see that you pushed your button. Would you like to speak? >> Yes, I was absent from the February second meeting and will stain from voting and resolutions. These are 2 Sixers are 8 through. Do 0 to 6, 0, 1, 1, Thank you. >> Commissioner, I was absent from the February 9th meeting and will abstain from voting on resolutions 2026. That's 0, 1, 8, through 2026, Dash, 0, 1, 5, Thank you. Commissioner Polis. I see that you also have pushed your buttons to speak. >> Psi. >> Yeah. In case 22 in 6 testers are 1, 9, I have to admit that I am personal friends with the applicant to the extent or kids went to preschool together, played soccer. Did birthday parties. I have known nothing about this case until 4 o'clock. When I reviewed the packet yesterday. But I am personal friends with them want to disclose that. >> Do you believe you can remain impartial? Of no monetary gain any sort whatsoever. >> inclined >> to see that there is no conflict. Thank you for this closure. If anyone else in the commission. Wishes to speak on this matter, please 2. So. Commissioner Christian. >> Just just to move things along. I think that if Commissioner Polis believes that he can remain impartial and has no personal financial or other interest. In this case, I would direct him to participate in the case. Mentioned. >> A motion to participate was made. Is there a second? Second? Is there any discussion on the motion? Here and seeing none? Any objection? Motion passes. Any other disclosures before we move on. Seeing none. May we have a motion to reorder the agenda. To hear the annual election of officers after the public hearings. Moved by Commissioner Evers seconded by Commissioner Gardner. Any discussion on that motion? And seeing none. Any objection. That motion passes. Next. May we have a motion to approve the consent agenda. Moved by commissioner pull a second by Commissioner Ron, is there anyone wishing to pull any items for discussion? And seeing none? The consent agenda is approved. For the record and members of the public case, 2026 Dash, 0, 0, 3, 3, has been withdrawn due to conditional use review. With a public hearing. No longer being requirement. With the rezoning of the property from our for S L to R for as noted in Assembly ordinance 2026 Dash 17. On to the public hearings. I will read the process by which the public. May speak to the commission. After staff presentation is completed on public hearing items. The chair will last for public testimony on the issue. Persons who wish to testify. We'll follow time limits established in the commission rules of procedure. Petitioners, including his or her representatives, will receive 10 minutes. Part of this time may be reserved for rebuttal representatives of groups. Community Council's PTA 5 minutes individuals were received 3 minutes when your testimony is complete, you may be asked questions by the commission. You may only testify once on any issue unless question by the commission. Excuse me, any party of interest wishing to appeal Shelf first filed 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 AMC. 21. 0, 3, 0, 5, commission. Recommended Monday shuns to the Anchorage Assembly are not appealable following. Approval of the written finding the fak indecision. Any party of interest may within 20 days followed appealed by fight filing a notice of appeal and paying the appeal, see and deposit in accordance with 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 Apple appellant is not the applicant, the appellant notice of appeal shall include proof of service on the applicant. May we please have the staff presentation on case 2026. 0, 0, 1, 9, Thank you, Mr. Chair the property owners seeking approval. The conditional use for a new large domestic animal facility structure to exceed the maximum allowable square footage. The subject parcel is located at the end of term again Terrace Avenue. The 2 parcels already have a single-family barns stables, outdoor pens wouldn't Crowell the shop building a greenhouse and several other small outbuildings. The applicant has submitted an abbreviated planning action case. S 1, 2, 7, 9, 6, to remove the insurer. Lot line to allow the construction of this arena. They could not district arena without removing the lot line because excess or uses are not allowed on a vacant lot. The applicant is proposing to construct a new 10,080 square foot indoor riding arena on the property. The purpose of this building is to create a safe whether protected space for riding and training horses. The applicant has stated that the arena is for personal use only and that they will not be using the arena for commercial purposes. Amc. 21, 0, 5, 0, 7, 0, D 13. The Roman Numeral for the square footage of any single large domestic animal facility structure shall not exceed 10% of the lot size up to a maximum of 8,000 square feet. Amc. 21, 0, 5, 0, 7, 0 D 13 C. Large domestic and facilities that exceed the you specific standards listed above for site area structure size or number of animals may be allowed by conditional use pursuant to subsections. 21, 0, 3, 0, 8, 0, Since the applicant is proposing arena less than 10% of the lot size. But larger than 8,000 Square feet, a conditional use permit is required. The applicant held a pre-application conference with reviewing agencies in August, 11th 2025 per AMC. 21 0, 3, 0, 8, 0 C 2. The applicant attended the Rabbit Creek Community Council meeting on October, 25th 2025. Curry. Mc 21. 0, 3, 0, 8, 0 C 3, the Reddit Creek Community Council provided a letter in favor of the conditional use with questions about what would happen in the future if this property sold and used more commercial manner such as riding lessons for public use, etc, creating additional traffic. This can be found on pages. 46 47 of your staff report. The Planning Department mail. 96 public hearing notices on February 5th 2026. as of this writing, the planning department has received one public comment. Final page. 53 of the staff report. Municipal reviewing agencies had no objection to the conditional use for a large domestic animal facility structure to exceed the maximum allowable square footage. That's attachment 3 comment starting on Page. 52 of the staff report include all comments received by the Planning Department in their original format. 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 conditional use have been met with conditions of approval and all 3, you specific standards have been met with conditions of approval found on page 9 of your staff report. Therefore, staff recommends approval of this conditional use for a large domestic animal facility structure to exceed the maximum allowable square footage. Subject to conditions one through 4 found on Page 9 of the staff report. I can answer any questions that the commission may have and the petitioners representative is in attendance. Any questions for staff? Commissioner Ron. Thank you to the sheriff's staff. Thank you for that. Presentation my questions are around the allowance of this conditional use with respect to commercial and non-commercial activity. There seem to be some inconsistencies in the pack it in terms of families, only person's family and friends. And then there's discussion of commercial as well. So can you help me in the commission understand? What the granting of this conditional use is specific to. Is that the size the building or is it the commercial not commercial nature. Corollary to that question is if the applicant or a future owner would want to engage in commercial activity, would this conditional use in and of itself allow that or what additional approvals be necessary? Thanks. Threw the chair commissioner on this approval is specific to the size because 8,000 square feet is the allowable size unless they acquire conditional at this particular point in time. It's just for the additional 2080 square feet that they're requesting for the arena size. Secondly, as in the commercial instance, know, they would not have to come back before the commission or any other body because commercially, depending on what kind of commercial use okay, there's a cabbie out there depending on what kind of commercial use they're talking about. If they were going to do riding lessons. That's not allowed commercial use for an arena for a large domestic animal facility. And they are Suggs owning district. You've probably heard of other applications that we're selling. Extra feeder or selling extra stuff. That is not now. If they did that, that's something completely different. But they could offer riding lessons. There is a existing. >> Facility just to the west of this on the same street. And if you know which one it is, I can't I can't remember which. Something bar was. They've they've had some issues with the surrounding area with access I don't say it's trespassing because there's there's access and stuff like that. And so, yes, that is a concern with the neighbors with the community. That's why, as you can see in Red Creek Community Council's comments, they were fine with it. But what happens when they sell it? If they sell it, who's going to take over it? You've got a 10,080 square foot Arena. Granted only has 2 stars in it. That's all that's designed into it. I don't use of the floor plans, but you what? What happens to it when it changes hands? That's always a good question. Commissioner Christian. >> I just a few clarifying questions just to sum up the premier previous question, if any future was interested in some sort of commercial activity they would need to seek a. Diff and additional come conditional use perfect through the chair. Commissioner Christian. It depends on what kind of commercially stagnant if it's just like riding lessons. No, that's not allowed. >> That's an allowed use. Now if they increase their numbers of horses to larger than for 3 or 4. They didn't have to start going additional criteria with the health department. With registering there registering the size of their facility. To basically meet standards for, you know, proper sanitation, proper control, the animals, noises, all those types of things. And that's not through. That's up to you. That would be through the health department. >> I think help me understand how >> recommended condition of approval number one, which says that the sap this approval is subject to the petitioner's application narrative and the following plans on file wood relate to that answer, I guess in the past I've taken it to mean that. >> The specific limits them okay to what switch that's what you're trying to get to. If we if you prove that it only 2 horses can be at this facility. And studies is a commercial site that that's limiting them to the conditional use as of now. And that's not what they're coming 4. So it's an allowed use. Or you can have more in 4 animals. You can have depending on it's it's like 5 acres. They could have even think up to 10 or some crazy number without any kind of conditional use requirement. This is just for the structure. >> Okay. So Draft. Condition of approval would not. Limit the app. Correct to non-commercial. Use correct? Okay. Yes. Thank you. And then just one more clarifying question. If I may in the packet and in staff's presentation staff mention that there was one comment returned from the public mailing and I see a few more comments on pages. 48 49 produced clarify public comments those are included in the application. Okay. Thank you. Yes. So those those were provided by the applicant, kind of like letters of like, well in the zoning in variance case, you might get letters from your neighbors. Say, hey, we don't we don't object to variance or this encroachment. Okay. Thank you. >> Seeing no more questions for staff. We will ask for the petitioners presentation. >> my name is Ron Thompson permitting and engineering to MPs. So when is my last name? Do issue I had with this is. >> The all all the definitions, all the codes that he mentioned were for large domestic animal facility. The definition of large domestic animal facilities for 4 more, we are never a vast for 4 more. We've always ask for less than that. They still made us to a conditional use. I didn't feel like was necessary voiced my concern that were. How do I write up a conditional use for 2 horses when it doesn't meet the definition of large animal facility it is what it is. I did the best job I could to meet so if this is approved, it will be for a large animal facility, even though we didn't ask for it to be for. For more, we are spurt to be 2 or less. That doesn't meet the definition. But in the end we did what we had to do my argument for not meeting the definition, which is where the code says what a conditional use is for was still overridden. this owner had to pay a large sum of money to get this conditional use that a large sum of money over $7,000 to get something that we didn't think that was absolutely necessary. And it also was told to us previously that we could build it without a conditional use filed for the building permit. And then it was turned in at that point in time after we filed after we had the pre meetings that they then made the conditional the delayed the purchase, a delayed the building of this almost 9 months. Now. And so I appreciate the staff recommending approval. I think that's what should be done I think in the end it now will approve it for 4 more. Whether we were going for 2 or or fewer. But in the end, I just want to make sure you are. Where was It was really tough to kind of write a conditional use for something that I didn't met the definition for what it was. We were doing and so I wondered, you know, part of it was trying to point that out, see if that was a discussion amongst yourselves, because I think that if there's agreement their I think this owner should be given the opportunity to work through the assembly for a refund on on a conditional use that may not have really been needed, but in the end, we appreciate the approval working with Paul and the recommendation of approval because we think that this is for her use. Her kids use for specific style writing that her kids have been injured for having 2 small arena. And this was Make it larger to make it safer for her family and her children. So there is no intent to be a commercial. There is no intent of other animals. Never has been. And so anyway, that's where we reserve the rest my time. If there's any questions after. >> Thank you. You have 6 minutes and 49 seconds. Any questions for the petitioner? Seeing none. >> will move on to the public hearing. >> Anybody wishing to testify in this matter, please step forward. State. Your name for the record and let us know if you're testifying on behalf yourself or a group. >> My name is Tony Reach time testifying on behalf of myself. Can you please spell your last name? >> Our A E T C. >> Whenever you're ready. So I am the next door neighbor, my wife and I own. 3, 2, and a half acre pieces and a little strip of land that connects to Rabbit Creek Road. Time again. Tara Schools, a long one. Part of our property and it goes up to the neighbors. It is a dangerous, narrow road. They have to maintain it themselves. The they're north piece of property. I don't see how they could sell it as a residence because you have to drive through the front yard. Their place. I was wondering, is this a move to change this from 2 and a half acres to 5 acres and disregard the property line. That's one of my questions. It's not doesn't have to be answered right now. But I'm just saying. Nobody could really build on that middle piece. There's no access to it. I have the same property problem with my Got 3 pieces of land with no city street that goes through. So for me to sell piece, I'm gonna have to. Have people drive through my yard anyway. So wrap up, turning in tears cannot handle any kind of cool of increased traffic up that Hill. Now the people down the road to have the rocking our Inc. They've got any 1000 Square foot facility and they put it right in front of this guy's house and it is really ugly. The 10,000 square-foot facilities. Huge. I've been in that 8,000. You can. They've got a lot of horses there, a boarding down there. And they do riding lessons to their right, right through my property. Found one of their checks on my land. So that's a different story. But 10,000 Square feet. That huge. How tall is this going to be? Is it going to be one of those vinyl covered? things? You know, that's going to block out the sun So my middle piece of property is going to be degraded just by the fact there's gigantic structure there. Is it gonna required need to be blown up with air? I gonna have to listen to fans. going to have sewage is have a septic system. And yes, people are going to come up there. They are going to come up there. I have other concerns. Where's the runoff going to go? That used to go straight into the ground. Now the previous owners clear that whole lot. Well, I wasn't there, but anyway. Where's that runoff going? It's going to go right down on my land, which is what happens already with their current barn and they're around know they keep it good shape. I'm not. You know, we did have one issue with stuff being dumped on my property line. But when they're gone, I'll still be here. Somebody else is going to buy that place and turn it into a commercial office. Thank you very much. >> Seeing no questions. Any, but he else from the public wishing to testify on this matter. Please step forward. Nobody's wishing to testify. Then we'll call the petitioner backup for rebuttal. a strong pumps. And I just like to say that we are doing a planning action. I think it was mentioned in the report to combine the 2 Lawson to 5 acres. So it's going from 2 and a half to 5 because of >> exactly what he was talking about. I think do you can't really build on the back should do the planning action. That's so part of the permit is contingent upon that plotting action that's happening. So we can't get the building permit until the plotting action finals. And that I believe has been filed are being filed this past this month. So other than this owner and all of the issues with regard to drainage is done during the building permit process. We have to keep all drainage that's created type of structures on property as every other development every other building that we do in a building permit That's all it says we would continue to do the things that are supposed to be right and done incorrectly done and the inspectors will inspect that. So. We appreciate your involvement and hopefully we can get this proved so this owner can get this built this summer. >> any previous permitting done on the property. We heard. Comments about. Storm water runoff, inappropriate storm water runoff. Part of the new permitting process might be. drainage might be improved. Given it will have to meet current standards. Is there anything done on the property before required a permit and drainage plan. >> Not that I know of a part of this owners project. We've submitted everything for with regard to this size structure, the setbacks, everything's been approved except the conditional use. initially was said we didn't need. And then during the permit process was revised and said we do need it. So that delayed everything from having a permit last summer. And we have been working on this conditional use since that period of time. And then. >> heard a question about the building. And type and size height. Can you comment on the heightened whether it's a dome that requires a fan? >> It does not require a fan. It's a metal building. So it's it's not going to be see through and not going to be glass like a like Greenhouse, but it's a metal building with a steel structure and metal siding, metal roof. As far as I know, like almost every barn arena type. But you see throughout the hillside. >> All Commissioner, you good? Thank you. Those were the questions I had any other questions for the petitioner. You have 4 minutes. 57 seconds left to you and anything that commission Polis just note that I read some of It said the building to 16 feet tall. >> Pretty pretty sure that. Mr. Hatcher. I believe it's 16 feet at the eve. It might be 18 to 20 at the Ridge line. >> believe that everything. >> there's no more questions for the petitioner. We will close the public hearing. >> What is the will of the body? Commissioner Gardner? Thanks. Times question, Stephen. Curious for that. The concern about, you know, whether this is a large domestic animal facility. And if that conditional permit is required. If you could just speak briefly to the the thinking on that. Threw the chair Commissioner Garner. Thanks. So if you turn the page, 31. You'll see the proposed arena in the. It should be the northwest corner. There's also existing barn. And the new arena will have 2 stalls, but existing barn has it as far as we can understand, has at least 2 stalls, if not more. So in theory, you could have. For animals are more at this facility, even though the new structure only has 2 stalls for to animals. And so the thought was, yes, you're only having to animals at this facility, but you could you have room and you have space for more than that. Because there's no plan as far as I know. And the petitioner can correct me if I'm wrong to tear down that barn and that crowd area in West side. West of the House. Yes, thanks to that. I guess. Does that suggest maybe explains why? Some of the analysis discussion was done with respect to. Both of those structures. I think so. I page 7. Talking about percent a lot that's taken up its front of existing and propose structures. So that's referring to barn. Plus the arena. That is correct in that. And that's also one of the conditions of approval for measurements to the well. So this new structure is going to be considerably far enough. We'll be far enough away from the well, but we don't know how. And proximity of the existing corral and the existing storage of newer would be in proximity to the domestic. Well, because that was not provided. But that's one of the conditions of approval. Mister Krishna. >> Yeah, I have more questions along that So leaving aside the number of animals because I understand. Having fewer than 4 large domestic animals and assuming horses, it's allowable as that personal or accessory use and requires no further permitting or interaction with the municipality. Is that correct? >> Threw the chair Commissioner Christian a I'm going to read to you. The amount of horses or large domestic animals, they can have. So for is what triggers a large domestic animal facility. You have to have sorry you have to at least 40,000 now. Trying to find it. I'm sorry. The minimum lot size for a large domestic and with city of for animals is 40,000 square feet. So just under an acre, an additional 10,000 square feet is required for each animal over 4. So that's that's permitted by, right? You don't have So if they were. So this is 5 acres. That's 98. Was a 98,000. Thanks. 67,000 right? Give or take 19843 5.60 Times too. But there. But there Ari, it smaller and that because they're eliminating right away because of the plant. The plats a limiting some of the year. They're lot size. But anyways, they could have. All right. Thanks, Commissioner Spinelli. So they could have. 4 at 40,000 and then it was 100,000. They could have 6 more animals with by right? >> So the the reason we're here is because the size of the struck, not feeds 8,000 square feet, correct. And it's allowable to. Increase that size by conditional use only. If they wanted to go to 11 animals, they would have to come back before you for a conditional use for over the amount. It was 100,000 square feet. Lot. The 2 outs. The other if they wanted more than what was allowed. By right? That's another thing. They could come back before you for a conditional use writes, I don't I don't quite understand how the number stalls has bearing so so so the applicant basically says that the new arena only has 2 stalls. There's only going to be 2 horses that doesn't fall under the large domestic for. It's less than 4. It's not It doesn't trigger a large domestic animal facility. That's what trying to say. That's what they're trying to point out. That's why they were saying they didn't think it was necessary, but because they have an existing barn. A minimum of 2 stalls and a new barn, new arena with 2 stalls that gives you 4 spots. You could have for animals and would trigger large domestic animal facility. But regardless of the number of stalls were here because of the size of the structure, correct? >> But think my question and going back to the petitioners. Explanation is. Providing a conditional use specifically for a large domestic animal facility. We are now then also allowing. A number of other things such as commercial use. >> by right allowed commercial uses also by right allowed. But riding lessons, things like as a as a by right allowed use. So that could be happening. Any correct? Okay. Really. We're just here for the size of the structure, correct? So if they if they come in with a permit for an 8,000 Square-foot arena, we wouldn't be here. Okay. But they could now with this conditional use have more than 4 animals. They could have had more than 4 animals period. Okay, prior to this. All right. So this is entirely about the size of the storm completely about the size of nature. You're welcome. >> Commissioner Ron, would you like state your motion? >> chair moving case. 22.6 Dash 0, 0, 1, 9, to approve a conditional use for a large domestic animal facility structure to exceed the maximum allowable square footage. Subject to conditions, one through 4 shooting shown on Page 9 of the staff report. >> Thank you. That seconded by commissioner by the commissioner run. Would you like to speak your motion? Thank you, I agree with staff suggested findings reading them for the record conditions criteria. One through never met. >> Large domestic facilities. Specific standards are Met with conditions of approval. The planning Department did not receive any comments from review reviewing agencies objecting to the conditional use the department also states that they did not receive any comments from the public objecting to the conditional use, noting that Rodgers part read a Creek Community Council. Had no objection to the conditional use for the narrative and intended use as stated in week. Heard today and there was another member of the public with written testimony that had questions but not directly stated objection. We did hear additional number. The public testifying for us tonight. That also had questions that were answered by staff under the petitioner. I intend support motion. I'm glad that commission. We seem to have gotten to the answer of why we're here tonight. And that is just the size of the building. If it were an 8,000 square-foot facility. As we heard tonight, there would be some by-right commercial uses allowed. So that's no longer hang up for me and my intention to support this sport. This motion. That's all for now. Thank you. Anybody else wish to speak to the motion. Hearing tienen will call for the vote. The motion passes. Next. We'll move on case 2026 Dash 0, 0, 2, 0, >> May we please have the staff presentation? Thank you so sure. And members of the commission. >> This is a rezoning request initiated by the property and this on a map for approximately 0.9, 7 acres of land from art to him makes president show tool. I won show just like it show commercial. >> The planning Commission will provide recommendation to Des Amberley on these rezone. >> Requests to resolution DSM blues. The decision-making body for rezoning. The English 2040 land use Plan classifies track. We fell land use designation of flight and a or show. The subject property is currently zone are 02:00AM which not an implementation district for the light and a land use classification. The proposed amendment from our to aim to I one for that ship subject. Property with the bring of this par. So into compliance with the Anchorage 2040, land use plan. It's specifically supports the goal. 9. The plan with 6 to maintain a predictable and instructors, UK located in and supply but prevented the displacement of the industrial sector by now compatible use. The site currently operates as an out of body shop. rezone brings a longstanding land Hughes into legal conformity with both the current oppression, operational reality and the comprehensive plan. Future development on I won district will continue to comply. We feel all applicable. We stand that and AMC anchors money spoke old title. 21 23. Attachment 3 includes all comments received by the planning Department in the region. Now format. The planning Department finds that Autry approval criteria for these abbreviated to rezone are met. No objections were received from the public. The local community councils and all review in agencies have indicated no objection. Aww provide an advisory comments stating that the par so is not currently served by public Sward. Weiss, word. I've been a too requires forward research. I waterman extension across. Dimond Boulevard will be necessary for service. The department finds the proposed rezoning meets all tree approval criteria on the AMC. 21 dash old tree. This 1, 6, to eye. The department recommends that the planning zoning Commission recommended approval of these proposed freeze on from our 02:00AM makes residential districts to. I do want my team to show commercial district. Today S and early for adoption by ordinance. I can use any question for the committee. So may have and the petition is representative is Active Thank you. Any questions for staff? >> Hearing seeing none asked for the petitioners presentation. >> get my name is Ron Thompson to join Pso in the scope permitting and engineering work with the new buyer that bought this parcel. He was going through a lot of tough times trying to be sold. And it's all because always been in that area, commercial buildings, but they have nonconforming is for specific uses and all of the uses that people wanted to They were not by right and did not follow the conditions of nonconforming determination. So with that, we worked with staff and they were. Very informative about how the you know, the 2040 plan shows this is industrial area and I did go knock on the doors of a few of those over there, hoping that they would jump in and we get the whole area done. But no, nobody really wanted to jump in and participate. This owner did and the new process that this was submitted under was a new one that's been adopted by the the about if it meets the by right it's the 2040, underlying zoning that we can do an abbreviated process to get the rezone. So I don't know if many people have used before, but I think the in this case, the Muni was super helpful throughout the whole process and made this happen quicker the their help in the meeting that we had with them allow the new buyer to be not as weary. So he actually went ahead and bought the process, bought the property. And we're hoping that this gets approved and therefore he can use the use. The P a wants to use that. That is by right in the industrial one. It's offense lot. The building has been there for many, many years. And we think that they as general contractor office will be much less impactful. Then auto body repair yard anyway. So I think it's a good use goods and the many helped out a great deal with moving forward and making this honor feel comfortable with going through the process and doing it the right way rather than buying it and come use into into the area. So appreciate the process. And know you guys probably approved that before it went and got approved by the assembly. So it's good new process. And I want to make sure that was mentioned. >> think you have 7 minutes and 17 seconds for rebuttal. Seeing no questions will open this up for the public hearing. Anyone from the public wishing to testify in this matter, please step forward. Here and seeing none. That's the petitioner to. Like to use your 7 minutes. Any questions before I close public hearing. Seeing none. Closed public hearing is closed. What is the world body? Commissioner poster do like state motion. >> Yes, I'm moving case 2026 testers are to 0 to recommend Anchorage Assembly approval of the rezoning of one parcel of land from our to him to I want districts. That's seconded by Commissioner Commissioner. Plus, would you like to state your first your motion? Yeah, I don't have. Let's say then and tend to support the motion. And I agree with staff findings and department recommendations. The findings as noted were rezoning approval criteria a B and C are met per and c 21. 0, 3, 1, 60. I 0.4 and the department did not receive any comments from music, reviewing agencies or from the public jacked into the reserve. Thank you. Anybody else wishing to speak to the motion. Here and seeing none. We'll call for the vote. That motion passes. Next. We'll move on to case 2025. Dash 0, 1, 3, 8, >> Very please have the staff presentation. Getting to commit commissioners. Daniel can foster long-range just give up brief overview. This is kind of a pretty high level, big picture policy case. It started out of some discussions. We had the South Central last year where they were looking at trying to update their campus. The land is planned. Didn't really align with what their vision was, even though they've already got the zoning to do what they need more or less and they were looking for a solution is the more we got into it. The more we realize that there were some issues with the land use plan And then as we have more conversations, we more people who are interested. And so that's why this this project went from, you know, doing about 6 or 7 properties to a number of properties across East Anchorage. And eventually we're probably going to someone the west side of Anchorage as well. the main focus of tonight If I can switch over to there we go. changing the future land use map in support of our institutions and increased to 2040 latest plan directs a sport institution. So that's really where we focus their lot of places. We could work on the land use plan map. But this was looking at, you know, institutions in the community like University of Alaska, Anchorage Southcentral Foundation, Saint Mary's Church Hlb other properties. And in one case it was related to our legacy reason project. So with that out of provide brief overview, so just as a sort of heads up and reminder, the future land use plan map, which is the 2040 ladies plan is the general idea of how land use will look in the future. It's not zoning, but it's sort of the policy picture of in the future. Things will look like that. The case you just heard, that was one where the zoning or the actually the land use designation in 2040 said that area should be industrial. That's why we're able to go through that because it's our to him. But when they passed the 2040 plan, they said this area makes more sense as industrial. And that enabled that result. So prior to the 2040 land use plan, we had the twenty-twenty plan adopted in 2001 and we just had this land use policy map which just had some kind of big-picture conceptual ideas. It said these are going to be some major employment centers. These are going to be some mixed use areas. These are going to be some quarters we develop. And these are some town centers, but that was about it didn't really have too many specifics. My understanding this bit of history that I'm not totally certain about is that the expectation then was that all these local district plans or neighborhood plans are area plans would take care of the little specific land use designation. So when people are going through rezoning rather think they would have to go to the specific plants. few problems of that. We've never finished doing all of the plans. And then, you know, you finish one plan and you work on another plan take several years. So these fall out of date where things change you'll see here. This is I believe on the top left to Fairview neighborhood plan from 2014 or so to the right is West Bankers District Plan. Laura left as the east anchors to supplant in the right is the Hillside District plan again, too small to see. But on on these each of them have slightly different land use categories. So it makes it a little bit difficult. So if one in one area, it's a, you know, the light yellow is low intensity in another area to same yellow. But it's low intensity and medium intensity. This kind of created a problem in a need for the land use plan map that came out 2040 to sort of standardized that you'll see here for examples. Of similar designations in 4 different plans. So to run a city like this is really, really, really difficult because it would mean that every time you go to a different area, basically starting over with a new set of rules and you said designations so out of all that came the 24 land use plan which was adopted 2017, which is a lot more tightened up as sort of a fewer number of total designations overall and I'm sure you've all seen this. We refer to this quite often when we're looking at zones. This is sort of like the the Rosetta stone of when you look at what the land use designation is and what the zoning districts are to implement it. This is really helpful and it makes a lot simpler and makes it more transparent for the public right? So somebody says, OK, I have a town center designation. I know I can get to X, Y or Z zone or have single-family to family. I can get to our one are when they are R 2 d and attached to family or is that sort of thing? So the 2040 ladies plant is adopt a policy and it's a regulatory map. We've talked to the the Lakers on that. So the lines on the map do really matter now, unfortunately, within the plant itself, there are a lot of issues and we're finding more and more of these the way we go through. Here's one, for example, is an east Anchorage, its current mobile home park. So you see there are 3 designations going kind of north-south, but the property lines go East-West. So each one of these properties has 3 designations on it. If we were going through a reason process would be a really weird spot because we'd say, well, the pink speckled area can go to, you KNOW, B, ONE B and B 3 and B, one, a the Brown spoke Larry King that are 02:00AM the yellow spoke with Erica Goode R 2 now you can't split zone lot. So this creates a bit of an So as we look at 24 ladies plan, we found there are a number of areas like this sort of Neapolitan ice cream where the plan doesn't actually provide is very clear guidance. It's not very transparent for the public. So their number of pieces we need to look at. So again, this is a private property left to look at this later. But the focus of this project was really the sort of nonprofit institutions in general. And that's what you see in this case. But more examples of this. This a lot downtown. And you see again as 3 dozen nations. So the way the land use designations. Look, it's almost as if the should be divided into 3 potential zones. But again, then we're into the problem, split lot zoning, which we don't want to do. It's also almost precip posing subdivision action, right? Those aren't actually lot lines. The lines at the square. But this puts us into an odd situation. So this is one of those examples of issues are dealing with. Here's one in Ship Creek where the green, which is sort of the open space. It covers some of the law, somebody wants to use one of those lots and they want to rezone it. Maybe it's I want want to go to I-2. We'd be in a weird spot as the plane apart because we'd say, well, you know, technically to be green space or should be open space. You can't really do that. So here's another one that you probably saw an initial versions of of the packet. But we took out because we're doing a little bit more work on it. This is the Elmore area. Where we have multiple designations in the cover different parts. The lots of the purple speckle is like a allows for a town center designation. The green allows for open space in the blue laws for public facility. Those were written into the plan. They say these are conceptual, even though the rest of the map is not conceptual. So these are some of the issues because if if somebody was trying to rezone, for example, the left that's the toes or track the long skinny one, if somebody is trying to reason that it would be a really odd position because we'd say, well, the top part can be be 3. This lower part can be a lie. But that other separte, that's not some of it could be a park and that we just can't do that without subdivision. So there are some others. I guess I had to sneak this one in. This is not necessarily it's to but it's one where the land is planned that designated residential density in an area that probably will never have it mostly because the square here. This is Dowling in Lake Otis about is actually where there's a radio tower. So this is pretty unlikely that anybody will ever be able to build housing there. So on the map, it seems like a great spot. But in reality, these radars really hard to build. probably never going away. And you do want to build anything within the fall radius of that, you know, except for sort of nonresidential uses. And then there are other examples and is a little bit fought hard to see. But in some places, the latest plan that wasn't really doing as much planning is just reflecting what was there, you'll see here this this kind of on clave of residential kind of in the middle, you know, next to highway near some business areas or this one. Also on the other side. So there are a lot of pieces to work. But this project in particular is looking at 10 sites, a number of properties. I'll go through them quickly feel free to stop me where we discussion questions at the end. So this is the list of sites in the packet. And again, I apologize when it first went out. We also at 10 sites, one of them was the ones around Elmore. We talked with Hlb. We just said take those out. They're going to a little bit more work on that to figure viability studies for that. But at the same time, there is a lot going on with the track J up by the port and getting a subdivision process done there and getting a parked on there. And so that worked out very nicely because government Health Community Council's really in favor. The port was really in favor. They wanted to apply for a rezone and so east. But what we can do this land use plan designation or go through this process and then you can do the reason later. To start out. This is a Seahawk property and the bar. This is actually sort of the already been realized. This was a few weeks ago. You saw this case where the latest plan said this should probably be our 3. It was in our for a cell and the plane apartment. We had to say to be consistent with the planet. You probably are 3. The planning Commission said comics more senses are for the assembly, agreed and that was successfully rezoned and now cooking raise buildings, senior housing there, which is great. So this is just updating that designation. So our for is sort of an alignment. This is another one. This Providence Drive and Lake Otis, this is a property that there right now just mostly using is kind of a late own yard or a parking lot. They would like to maybe try something here. Consider trying something here. So this would go to that Main Street corridor designation. So, you know, we spent as I mentioned the beginning, we talked a lot with Southcentral foundation and they said we want to build up our campus around, you know, the Tudor area because it does feel like a campus and we want to build here. We don't build the valley. We want to keep people here are administrative stuff here, but we need a little bit more flexibility to do that. So is also sort of in the area and they were aged in that too. An initial version of they said, Will, you know, maybe we could change the blue designation so that could implement be 3. We thought that would really sort of completely change with the blue designation means so propose instead, let's just change land designation of certain parcels and not change that whole category by itself. Here's another Excuse me. Saint Mary's has been working same areas for a while now, just looking at areas. Interesting, pretty cool. Innovative housing project that here. And we've been looking how to help them get that. To work, right? This would be a really expensive rezone. It aligns with a lot of policy directions. We've gotten. And so there's been a lot of community outreach in this lot of support. And I believe some representatives are here from Saint Mary's this evening. They might be able to speak to that later. Here's I mentioned is the kind of and THC Southcentral Foundation campus. We recommended, you know, just do this whole area. This whole areas already zoned B, 3 or B 3, a cell. We recommended going to town center, which is what you see sort of across the way here. So they could just go to be 3 and effect what they're already doing without in some cases, maybe removing the a cells. But some are already be 3 anyway. Here's another one. This the last Housing Finance Corporation building along tutor and I think it's where MLK goes north. But the property, you know, they they didn't have any plans. But this was one where it's also currently be 3. So we're just going to line the land use designation with the zoning. Here's another one. This is at I think it is a Patterson tutor. This is the cloud he's at the curve couple years ago, you saw a case where they had to get through a process to do a greenhouse here because the SL required it. This is also be 3 SL. And so this would allow South Central to remove that. So just go to regular be 3. There are some comments about that specifically the moment this is the totem site. This is along Muldoon. So initially we had talked again with including the entire site, the entire square, which is owned by the municipality. But they're going to do a little bit work on that. But this is you can see another one of those examples where this is one parcel, but it's split designated. So if somebody wanted to rezone they're going to have to change land use designation because right now it's as well. The top should BP line the bottom should be like or 2 do your something? So we're changing. These 2 are proposing change the 2 in part because we are also along with the latest of these are before before is an old pre 2014 zone. And so this is going back and forth. And we ended up sticking with this just so it's easier for that before to go to be 3. And then 2 one from over here. They they want to designate this area to town center so they can do fill in the Creekside Town center. Probably going to be 3 and this which is the Walmart site and the vacant lot next to it because is another one of those examples where it's split designated there could be, you know, there's a lot of discussion about a new public transit facility on the east side. And we were trying to remove any obstacles to that in advance again, doesn't change zoning just in to designation of somebody want to go three's on the future. This piece would be taken care of. And the final one that we added at the end and really only because with so much support from the port government health community cancel and the assembly seem inclined kind of do it anyway was a section of this area appear to Parkland 6 be rezoned as a park. Now this one is kind of tricky. It's sort of set up like a mouse trap where there's a subdivision case here. It's going to carve off a piece of this is all called track J. There's going to carve off like a track J. 2. So this one would really only come into effect once the subdivision was complete, it would change the designation of that section to open space and park and then they could go through the rezone another interesting that about this, this sort mosquito netting color here. I don't. If you can see it, this is actually not a designation. It's just sort of like a place holder in the plan that requires an extra process. So we were totally sure what to do that we talked to. Tom Davis is around. He said if you remove this, the whole point was for this park, you could remove potential open-space alternative and then it would revert to the underlying designation here, which is Port Airport facility. So that isn't reflected in the original materials because we were just kind of working that out. So that might be something to consider that in we would make a change to section one. The Rather's then saying it's going to just Parker Natural area hurts. It's 8 Exhibit B shows the one lot change from potential open-space alternative to park a natural area. would say from potential bids based alternative to park a natural area and the underlying designation of airport port for the facility. So that is one recent change. With that just addressing some of the comments. Those comments been occasion. There's also some comments about, you know, specifically the the case of the Southcentral Foundation of Patterson, a tutor as I mentioned, this is a this is a policy change. It's a pretty high level change, but it's about looking at the land use plan map and saying is the land use map still serving our needs? Are we serving its needs? So central to great example, right is so central is designated for that section blue, even though it's all zoned B, 3, they've been operating under be 3 develop an or be 3. And they're saying we want to develop more stuff. You're so we don't develop. And down the valley. But this blue designation is getting in the way of our development and, you know, south-central and THC, all those institutions are crucial for Dan Courage, crucial for health care. They provide the services. The pride community provide the jobs they provide. So it's just one of those things that it's normal that over time. You know, you have to look at these maps and think is this really meeting our needs anymore. So that's kind of the main thing in looking at the tutor. Patterson the plan right now, it's it's zoned B, sell. The plan would require to go to B one B. So if they came in and asked for an esso, we go through that same situation again where we would say well to be So we don't recommend you go to B So we have to recommend it goes to B one B. And that is a bit of a change for may be what the property was expecting. That lot is owned by Southcentral Foundation, including a little part in the bottom also, you know, B, One B is about neighborhood commercial. That area is pretty much completely cut off from the neighborhood. This is the back side of the alley. You can see on almost every side like that commercial area is really oriented toward small, like it is made to be accessible dune. So this isn't like chicken. coffee and south addition or something like that. Here's the one we're talking about. So it makes sense. And the other thing, too, is when this was rezoned and I think it was 19, 85, it was rezone from be one, which is the premises or B one, A or B one B to be 3 SL. So the question if they wanted to, if it was supposed to be B, one B, that could have been be want to sell or or or whatever. But so really, it's just about things change. It's okay that the land use map changes. And for fundamentally this is we're asking the commission for policy guidance and Unite policy. Thoughts about that because in general, some of the map does need to change so that people can implement the rest. The planner carry out whatever plans they have. So with that, I'd be glad to answer any questions. Yeah, and I think Saint Mary's is here in, but they'll be glad to speak. I think during public comment. Any questions for staff. I see no questions. Commissioner plus. Sorry little technical difficulty back here with buttons may or may not being pushed. Commissioner on. Push a button Thank you, Mr. I did press button and now get to speak. Appreciate being not acknowledge. Staff create the thorough presentation walking us through the individual. >> Elements of this case question about public comment received by Jason Norris in support. It. My read is he's in support and also asking for something that we may have touched briefly on. But I like to hear more about and that's whether or could should may also change the zoning itself. can't speak to that briefly. His comments on Page. 43 a second. Yes, through the chair. >> We >> you know, sometimes this body looks at both rezone Zahn. Comp plan changes at the same time we wanted to focus on sort of the big picture. General, are you okay with the way policy change is going so we didn't envision any specific reasons right now. Even when the star was so central, they said we don't want remove the U.S. All right. Now we just maybe want that flexibility for planning in the future. So for I think we would recommend make the land use plan change and then give it some time and then people can go through the reason process because all these would have to go through some process. so we didn't anticipate any immediate results, at least not sponsored by the Muni. This was more about opening up the opportunity and it does allow property owners to use the abbreviated reason process. But we didn't have any specific plans to Muni lead rezone. I guess the one exception case number 7, where it's the it's like the McDonald's totem theater, where we're trying to go from before zoning to be 3 because we're going to get her to be 3 before Dr and TR. I see no more questions. First off at the moment. So we will go ahead and open the public hearing. Anybody from the public wishing to testify. Please come forward. >> We wouldn't we. There's a button to push. >> Hey, good evening. This is I'm Megan McKay representing Saint Mary's at this >> Thank you. We will add. 2 minutes. So you have 5 because you're representing a group. >> Back in 2020, Saint Mary's started a process of dreaming our future on what we were going to do with their land. We have an access 9 acres of property in on our property. We have 3 different zones. So from the get-go, we recognize that rezoning would be part of our process was identified. So right now we're envisioning 3 different housing units to bring 120 different units onto our property. As a church. When we looked at it, we said we we often referred to it as a triple bottom line. We need to do good in the world. We need to have make financial sense and we want to do proof of concept. So we do want to do a proof of concept that other churches in the area we can all we have excess land that's available and we can do supportive housing. So that's kind of our not show what we want to do on our property. And when we had we subcontracted delonge unerring with the first things that they flagged for us is have to do this rezoning process. It's going cost a lot of money. And when we did our I and we put it out, we flagged it as something that would be a problem. And every single letter of interest that we received back also flagged that we would need rezoning. So we're very supportive of this 2040, land use plan because it simplifies our process moving forward. I think reserve time for any questions. Is that possible? You don't need to reserve any time you can tuck away or will ask questions if they if we have any. >> I don't know that you need a more information for me at this stage in the process. If I'm understanding that correctly, other than we're very supportive of this process. And we really appreciate the work that we've done with the assembly the mayor's office on this. So thank you so much. Thank you. >> And then I see no questions. Anybody else wishing to testify. Please step forward. >> Good evening. Poll Hatcher H A T C H er and the president. The Patterson, 10 host condominium association. We are 24 unit multi-family development along North property line of sight. Number 6 used to be not say number 7 tilt changed in your packet. The site is owned by the Southcentral Foundation. The coroner Patterson Street into the road. This case proposes changing the site's designation from neighborhood Center to Main Street corridor and the 2040 comprehensive penned. This person is currently zoned B So from 85 104, the special intentions are placed on this personal 41 years ago because of the code. Prohibiting certain uses today. The majority of these uses are permitted by right and the B, One B zoning shown on the right hand column of Page 4, 5, of the supplementary packet. Number one that you front of you. Page 6 shows the gross floor area requirements and B, one B page 7 shows what has changed from the original conditional use requirements. And the requirement for planning and Zoning Commission public meeting the bottom of page 7, 8, show the dimensional standard differences from and today. In April 2025, the Anchorage Assembly passed changes in total. 21 line parcels to rezone for $200 that implement the 2040 comprehensive plan to remove a special invitation Southcentral Foundation could have applied for that and remove special impatiens on this PERSON. The B one B while retaining all existing structures and uses this eliminate the need for a public hearing. State review before the Planning and Zoning Commission before spent any expansion of the existing structure or external new construction. The site is a unique, unique location within the Anchorage Bowl being along one of the few 50 mile per hour. Major arterial 3. Classified roads. The Alaska Department of Transportation and public facilities is proposing a medium. Along to the road restricting all left hand movements going eastbound on Tudor Road. Impacting both of the existing driveways to the site and the Patterson Street intersection. And there's no plan for signals. Ation of Patterson. The site is also the only means of egress. Through access easement in the southwest corner to provide access to the 20 condos abutting the West Property line which are not part of our association. There's only a paid separated path along the front of this property. There's no path along the south side of Tudor Road. In this area. There are no signalized intersections area. And again, the speed limit is 50 miles per hour along this portion of tutor, the 3rd fastest speed of any road in the municipality of Anchorage with only the Glenn Highway, the Seward Highway and Minnesota being faster. Petr Stern Street does have separate pathways along both sides with a 35 mile per hour speed limit and Scenic Park Elementary School just north of Tudor has a school zone and pedestrian crossing. This site meets the definition of neighborhood center and should remain this. And if the property owners want to move the special limitations, they could rezone the B one B. The 2014 East Anchorage district plan is not as news. The 2040 comprehensive plan that was published in 2017. However, this plan does not call out this area of east Anchorage for any type of redevelopment or expansion of the existing commercial use of Satan, the main street corridor first paragraph from the comprehensive plan. The site is also not listed in any of the example locations. There is not a similar street grid, smart street grid with slower traffic speeds with frequent street and sidewalk connections. Abutting all sides. This may qualify for the Patterson Street side. Only the 24 comprehensive plan event identifies this person's name but center and that is what it should stay. would like to add Southcentral Foundation is a great neighbor. There's snow removal contractor on the other hand likes to. Remove snow it 2 or 3 in the morning on a weekday. That's a really great sound hearing. Back up late sworn and the dump on the front end loader think linking into dump trucks. Question from Commissioner Gardner. Can only understand specifically the I guess the concern if if if the thought is that they could remove the SLA, get A B one B. It what with this designation is that potential different zones that are on the map that that are concerned for you or what aspects of it given the >> possibility of a moving and so chair commissioner. rezoning it to straight be 3 would allow them to go from a 40 foot height to a 60 foot 8 with the conditions for 100 foot height. In a basically a neighborhood center area. Now, this is probably one of the tallest areas in the bowl outside a hillside. don't know any drive the tumult in curve, but here 320 feet or more at that section. In fact, if you drive westbound at night, you can literally see all the planes landing with the lights from the plains. That's how high you are as you drive down tutor towards the airport. It's a really high area of town. Okay. Thanks. So it's really the potential for some of the other zoning districts that that are identified that additional height, 40, 40 feet. I mean, right now the limits its 25 but 40 feet. 45 with the conditional use that that seems reasonable given what's is a multi-family on the other corner and it's about 30 35 feet tall. Yeah. And it kind of in scale with the rest of the neighborhoods in that area. It's mostly single-family or townhouses. Thank you. Welcome. >> I see, no further question. Thanks. Anybody else wishing to testify, please step forward. us know if you're representing yourself or a group. >> I'm Steve Callaghan the new. Humid tutor, Community Council. Name Stephen Stephen Callahan. See agh you're you're packing on Page 30 for just want to point out. We did pass this resolution overwhelming support. Some of the areas. The humid to your area includes shot centrally and THC, campus. The parcel parcel. Right now. Quite clear. South-central wants to expand facilities. They already have some pretty tall, 60 foot buildings on that campus. I don't think this adversely affect the. The neighborhood. At one time there's discussion bringing more commercial. The permitting area. You know, year Elmore Tutor. As opposed to the one time there's discussion about rain. Housing, taller buildings, possibly Trader Joe's. That area that that hasn't happened probably will never happen. Probably could use more commercial. Services in this area. On both to the road. The area within. The humid Tutor Community Council is is rather it is not. Overwhelming. It's just that one parcel for Number 2. And number 4. think that's it, possibly number 5 care members at Baxter. Buffett's. I think office. Yeah. Hfc areas in our community council as well. just want to point out, yes, we did overwhelmingly support this. In. We also look forward to the additional potential commercial that would be on the South side tutors. Well. Thank you. I have a question. Are finished? >> the question from commissioner on. Thank you. Threw the chair for clarification. Is the parcel identified as number 6 ACF is that within your? >> council district, I'm thinking no likely Baxter. Our yet another. But just curious if we, were are boundaries. Now Boniface. We lost the area between Van Office and Baxter. >> person number 6 was not in the humid. It previously known university Area Community Council district that is now scenic that is scenic foothills and it still is. >> See it for the hills. >> Thank you. no further questions. Anybody else wishing to testify. Please step forward. Last chance. Going once. Going staff rebuttal. Thank you, Mr. Chair. guess the main thing is is again, that, you know, the 2014 plan is over 10 years ago. There's a lot of stuff in there that hasn't really changed her needs to be changed. And this is fundamentally about helping the institutions grow to the way they need to grow, not get stuck in what the vision was in 2014. And plus the 2017, 2040 ladies plan change things, but things are always changing. I think that's kind of part of it. The thing about it is is it's easy to say, well, they can just go to B one but you want to be has. Zoning district specific standards. It has fewer opportunity. It sort of more restrictions and it's kind of what we saw with the Seahawks the case. This is a very good example of that is the property owners thinking like, oh, I have our for our for a cell just through cell they come to us was a well, actually, you can't go to be 3. You're gonna have to go to B one B or B one, a or something like that. And I say, but they're all these pieces of the 3 that we wanted to we needed for our plans again, there must a reason that they went to be 3 back in 1985. Instead of the cell or something like that. fundamentally, it's just that, you know, the city is going to change. It's going to grow. This is a South Central. The whole property is owned by them. The plan directs us to sort of help them and really encourage them to do what they can with that and, you know how they do their snow plowing. I don't think totally relevant because take that it's something that would happen regardless of this future land designation. This doesn't change the zoning designation. And currently, I think they're restricted to believe it's 25 feet. So again, they they have the sort of zone that doesn't really get them where they need to be. There may be expecting it get to be 3, but if they went to the U.S. so we would have to say technically you're not allowed to do that. So that's why to us it makes sense. If you read the description in the 2040 plan of what main street corridor, which is the designation we're aiming for, says this land use designation of ice for commercial mixed use is within urban neighborhoods. The king of all this pedestrian or in a transit. Certain Main street development. It includes specific quarters recommended neighbor District Plan's Main Street features transit access point or sidewalks, pestering amenities. Again, that's just the description and 2040. But this is really just about, you know, giving them the flexibility. It is that some of the busiest roads, but if we can't have sort of urban level development one of the busiest roads in Anchorage, then you know, where can we have it right? So that's sort of what we're thinking. This isn't a rezone. It would allow them to remove the SL. But it's it's a known institution. They would love to see them continue to thrive develop an Anchorage. So from our perspective, it's let's give our institutional partners as much flexibility as we can or at least make that proposal and then policy makers to can decide. Can you just elaborate on allow them to remove their SL for the record. Like to explain the process of what that would be Look. So to sell its, it still counts as a rezone budget sub. You can go through the abbreviated rezone process, which I think a but 40 and so doing that, it has to go through the full rezone processes. Go to the assembly. But it's the sort of 3 criteria instead of the 5 or 7 criteria so in some cases they're pretty But the thing about that is one of the criteria for us. The plan in part is it has to be consistent with the conference of plan. And so as I mentioned, you know, back. 10, 20 years ago, maybe before 2040, it was easier to use the planning document and say, well, it kind of fits here. Does a few here. But now I mean, 2040 does it is a regulatory document and it does provide is pretty strict that puts us into that position where we would say you cannot go from B, 3, a cell to be 3 in this case that we just couldn't make that recommendation because we want to be faithful to the plan and we want to maintain that sort of consistency, integrity that tool so that process would be a reason just like anything else, even if they went to another zone, same process. And then there's. >> No longer the ability to cells as a tool to restrict is there with There was a rezone and there was public hearing and there was. Complaints about. Is there any way? Is there any tool for anybody to consider? I think from our district planning perspective, we would say maybe that zone is an appropriate there and maybe the assembly should make that decision to allow that reason. They could propose a different tone. >> And again, the assembly can do whatever they want. They can set all sorts of rules we just can't propose. I don't believe the planes on a commission proposal you know, they could say. Somebody could talk to the property owner. And so we'd love for you to do this. But in terms of the regulatory power of the zoning to do it, not necessarily but again, if if that site is truly not appropriate for be 3, then is the assembly would probably make that decision and say this is inappropriate for beat 3 could go to something else. But that again, you know, many of these conversations, it's imagining the absolute worst case that may or may not happen. And B, 3 without the a cell provides a wide range of flexibility. I mean, some of the EU specific standards, us or district specific standards in B, one B, those gross floor area in plum limitations for non residential uses their stuff about if you have a grocery store, you have to go through next review, nursing facilities up to 16 residents are permitted, use and B, one B more than 16 residents are led by conditional use approval in the B one B, that stuff doesn't exist in be 3 and I get don't know what the probe I don't Property is planning anything there, But from our percent, we look at that. And these these are the kind of things that throw a bunch of flags. So see no further questions. Any less questions before closing the public hearing. Seeing none public hearings closed. What is the will of the body? Commissioner Christian and would you like to stay in motion? >> Sure. All. Move in case 2025. Dash 0, 1, 3, 8, to recommend to the Anchorage Assembly. Approval of the encourage 2040, land use plan Amendment to update land use destinations along Lake Otis Parkway to road Road Muldoon Road. >> Seconded by commissioner on Commissioner Christian. Would you like to speak your motion? >> Yes, I believe that I can, >> Port this motion. I do believe you know, almost all of that proposed changes are. If not a cleanup, at least supported by. The landowners and would support many of the other goals in the comprehensive plan. that. Support the growth of our city. I will say I would welcome any motions to amend or discussion from the commission. >> Seconded by Commissioner Ron. Anybody else wishing speak to the motion. Commissioner on. >> Thank you, Mister Chair. I intend support. The motion has stated that don't let that preclude any other commissioner from putting forward a motion to amend. I concur with the discussion that was brought forward by the planning I appreciate the responses they provided 2 questions of interest and concerns relative to that to her personal you know, it's not a formal disclosure, but just this morning I was in humid district for an appointment and I want to coffee afterwards. I could have gone back towards Midtown, which is where actually needed to be or it could have gone east. And I went east to the cloudy brother in question. It's, you know, to me not being not living in that neighborhood. It's it's unique space and parcel one that I actually go out of my way of go out of my way to to to attend and enjoy the greenhouse case. We we heard a year or 2 ago and another commissioner said, is there an easier way? And this to me feels like the easier way. My final comment is one of alignments per commissioner said cleaning things up. And to me it's cleaning things up in a forward looking direction. More so than were one. And I think we need more of that as as a community and in sport. Next. Commissioner Gardner. Thank intend to support the motion for the reasons that have been discussed and it gonna make a comment about appreciating kind of that. >> The forward looking effort to kind of consolidate some of the updates that are needed. And we'll just note to, you know, we did receive a comment about. Asking for potential, including Rezonings as part of this. I understand the reasoning. Why maybe that was. And I think some of these, you know, that parcel for example, that looking at is intended to permit flexibility in the future. And that's not necessarily zone in mind at the moment. And on that point wanted to just note, too, we heard some positive feedback earlier today, not in this case, but from an applicant who had gone through that abbreviated rezone process and spoke highly of it. it's good to hear good feedback on that. And I can tell facilitate any any reasons that are needed better implement the plan. >> Anybody else wishing to speak to the motion. Seeing none. We'll call for the vote. That motion passes. Next item of business. Anybody interested in serving as chair or vice chair. >> You don't have to push a button. Yes. Raise your hand let somebody else know. Commissioner Gardner. Get feel like how many times I've been. I've been through this. I forget what assesses that there's a motion general. But the comment I was going to make is that. I feel like if if you're looking for a change, should figure that out in advance. Andre, because I know would totally. I'm not going I'm not going to look for anything new. It's been I've been I've been I feel like done a good job, steering us forward. Radek likewise as vice chair. So if the motion is needed, I'm happy to throw in out question is needed. Okay. I I moved to retain chair Spin Alley as chair and Vice Chair Kris stat. As Vice Chair. >> Commissioner Christian, could inclusion. Either way. I'm happy to continue serving Commissioner Krishnan. I would also happy to continue serving. Okay. So. Any objections? Hearing? None that motion passes. Any committee reports. Commissioner run indicated no report from Mets Community Advisory Committee. >> Any title? 21 discussion. >> I have a coming up findings, but that might be understaffed comments later Commissioner Christian, go ahead. >> I think I've read in the department's newsletter about upcoming department open House. >> Really teaming up. Thank you. I'm a update campus along as planning. We were given some funding by the assembly to just publicize a little bit more into stuff we've been working on so April 14th, we're having an open house in the library. It's going to be during an assembly meeting so hoping to catch people coming and going and to the lunch break. It's really just going the dinner break. Just talk about stuff we're doing trying to reach, you know, different. Segment of population may be get more people scratching to our newsletter. But just talk about all the change from 8 stuff like the reviewed rezone process. We have the 10 year targeted plan update. We're bringing that back. You may have seen that. You know that a lot of work in that last summer, but finally bring them back to be okay. So we can get that working, you know, taken care of exciting thing about that reason contractor we're combining 2020, 2040, trying to make a few changes possible. But everyone document 7, can just look at one documents going to 2 and that will be part of the 10 year update. So thank you, Commissioner Christopher, that reminder, April 14th. Thank There's no tell 21 discussion any commissioner comments to be made. If none, we can entertain a motion to adjourn. I make one statement chair. Sure. Go ahead. Staff take it away. >> And Daniel, they kind of foster, if you'd like to continue with your comment on the study, the findings and then I have a comment after that. Thank you. >> Yeah, you'll do a great job. It findings. I know we have some legal eagles appear we but just findings of fact, we're we're kind of going through our process in making sure all of our findings are consistent. But sometimes, you know, commissioners have and we might even with that, some of commissioners have other comments they want to make We want to thank the applicant or this or that. And we're looking at to talk to legal. Not that's not really a findings, but we don't want to, you abbreviate that so we're looking at putting a new section in. You'll see in the minutes potentially that just Commissioner comments. But the findings should always be things the board agreed on are things that every voting in favor agreed upon that could be used in the future of somebody's looking back. It's a will. What they used to justify their decision. So you might see some changes with But you'll do a great finding sand. So, but we also don't want you to feel like you can't add comments to write. You might say, well finding I'd like to add in just a comment and we'll put those in the minutes as well. But some changes you might see. Let me just ask hypothetically speaking, if I was to sit, make a finding. >> Yeah, it would be bad to have 60 foot buildings next to a homeowners association. But encourage teens to grow. And that was my baby. My personal opinion. That would be a that would be like a bad findings. I would say that you could say that would not be something we haven't discussed that and everyone might be like looking me like I just say that you could say there's documented evidence that anchors needs more housing potentially if if maybe we presented something if we didn't, then maybe you can say that. But you have to say that this is bad or good unless there was something introduced during the meeting on the record that sort of demonstrate that a new role convinced by it and believed it. I think I I would that would seem to me like something to I mean, I guess pretty tough to that makes for a commissioner to make findings and really confident that everyone else agrees. And I guess if you heard a finding that you didn't agree with, you can always make and anti finding. But I guess it is. figured I'd bring that up for. I don't know some more feedback Commissioner Ron. My takeaway from the discussion is that there will be a separation of findings from. >> Comments and not wanting to put clued commissioners from making comments to affect whether or not you make it an opinion of good or bad. That's up to you. But a distinguishing between for awareness or interest or just cause. I want to say it versus official finding. we all agreed the person was wearing a red shirt that day. That's a finding and we made a decision based on that. Whether you like this shirt or not, that would go in the comments. I guess. Commissioner pulls. Too little comments. There's 7 of us. I think I heard there's one more coming in. Is that right? We're going maybe have one more >> if the udc disappears, I was thinking it might be good to get the landscaper from that committee on to here. I don't think any of us are that landscaping? I just go make that comment. And then my second comment is actually think me and Commissioner are going to be gone next week. So we're already at but for next that the comment not a finding really good at landscaping. >> Could you can review this? Commissioner Uber. >> So if one of us doesn't agree with the finding. What do you want to speak up? have procedure? Lee want us to deal with that. I this is where I'm getting into legal I would say maybe. >> I wouldn't vote for funding support, but the finding should generally be it. The things that everybody in the prevailing side agreed upon because that should be, you know, if you'll found like, OK, we all agree that met the criteria. And if you really don't think it meets the criteria, I would don't vote for it or just say voice, your opinion. But maybe I could. >> Yeah, again, I think this might be something detail question that the legal department might be better placed to answer so I can bring them in. If you all would like a little presentation on findings, I'd be happy to ask them to do As to the specific question, I would agree that it's it's really as those who voted for it. The in favor of the decision are ones who are creating the findings to back up their decision and maybe if Utah agree with the decision are the findings and that May might be a comment to add to the record. >> Well, I guess. To go back to my hypothetical. If I made the finding Amanda support the motion because I think we should have tall buildings on the side of busy roads. Because I'm a real he's the guy. Another commissioner made the comment of I'm going to support the motion, even though I, you know, have some. You know, reservations about tall buildings on next to condo associations that we've heard public testimony on. Both of those would be findings. Both of those would be statements from commissioners voting in support. I guess. How are you going to deal with it at that point? I would said I don't think those are fighting to say I think I like it. I think it's good. I think you'd have to make your decision like did meet the criteria. Is there a need for this change will change do something that. Like clear or not, you know, like finding might be that. I don't I mean, I think that I think 64 buildings will be good or bad isn't really a finding because has to be that a 60 foot building. You could say 64 buildings can be built safely under current engineering standards that something probably everybody can agree on or 64 buildings can be built safely with sprinkler, something like that. But it has to when we go back through the minutes and we're looking for the findings, we do sort of pieces out. You'll see the ones weep recommend are almost always like there's a need for this. the criteria and nobody came spoke in opposition are most people can spoke in support some because I think it's about when a judge or somebody is going back and trying to find out how did you just by the decision? Was it justified? So to kind of to pass the factual was established as a fact. Commissioner Gardner. Thanks. Just a couple of quick thoughts on this. I appreciate the suggestion of having presentation from I think be helpful in it and maybe as part of that a couple of things that occurred to me hearing the discussion and one is that. A similar time? The findings of fact, we're talking about the findings of fact, they're included in the resolutions that that go from us. And so I guess. For the commission and I know we've seen times before where someone has kind of hold that proposed Reza. And and we've made changes to the finding. So that's a process that can exist. If someone disagrees with the finding, I think it be helpful. Interesting to know how these get generated because I know we see our comments in the minutes and it looks oftentimes like the findings are kind of someone goes through the comments and kind of pulls out findings. But I don't know exactly what that process looks like. And if in if there are helpful ways for us to kind of frame things providing comments on a motion to kind of clarified it sounds like that's probably kind of where we're going. But if that could come from legal or the planning Department on, being clear and some of those distinctions to facilitate getting in the resolution. What as a body you were interested in having their that would be helpful as well. Threw the chair Commissioner Gardner. That is the direction we're heading And some commissions are more versed in findings than others. >> This unfortunately is an area that I'm out a little bit cloudy on myself. So I could I would benefit from a presentation from the legal department as well. So I'll try to get that set up for you all in the meantime, if you're interested watching another commission and there the way they handle findings. does a pretty good job incorporating that process into into their just regular vote. So that establish right there. And then what the findings, our as they're voting and instead of us, our staff going through and picking out the pieces here and there and putting it together for your approval later. >> What that I will just add a much more of a commenter finding maker. >> as for most to a juror. >> Chair, if I can please add one more thing. I'm to keep later go just wanted to let you know that I've been working with current planning and long-range to a certain extent on the presentation of the case, reports at these meetings, you will know change in the upcoming meetings where the staff will not be reading. There are reports or as much of their reports. So just wanted to let you know that change will happen within the next meeting or 2. so that you can be prepared to read all the materials beforehand because we will not be summarizing the materials for you. And one of the reasons that we making this change in anticipation of potential sunsetting of the UTC. If you all are going to be receiving more cases to review and we'd like to facilitate faster meetings make good use of your time because you are all volunteers. You have limited time and resources like all of us are very busy. And we just want to respect that. So we'll give that a try. If it turns out not to work, if you do prefer us to summarize case for you, we can make the change back to that practice. >> I I heard 2 things. I heard we will not be reading the entire case and then I heard we will not even summarize it. So that means you won't say anything. Because I think a brief summary would be good for like at least. The public. >> Right. And that is actually what I'm working the division. managers on at the moment is to just figure out exactly what we will be saying. You'll notice that the assembly meetings there, there really isn't a summary at all. It's just reading the title of right. So that's our starting point. And then we may. They may add a little bit more information just but you're saying for the sake the public to that, but we haven't quite nailed that town. So if we start this practice and you would like more information than the little bit that we do give you, we can make some adjustments the next meeting. So where we will be looking for feedback on with. >> Yeah. My learning now my only thought on that is that a lot of big assembly issues are usually vetted out in committee meetings. So they're kind of introduced in the people interested have already fall following along. But but either way, sure whatever you come up with will be fine me. Commissioner Christian. >> just going add that I think some level of summary really helps members of the public be able to follow along with what is happening and I don't think. I agree you know, going to a summary and not reading the entire staff packet seems like it could work, but just referring people to where they can find that information probably helpful. It sounds like maybe we'll discuss this at our work session coming up when we talk about. The udc sunsetting as well and what to expect. >> I will entertain a motion to adjourn. And he's moved by Commissioner Seconded by Commissioner Ball as object hearing objections. We are.