HomeMy WebLinkAbout03182025 Planning & Zoning Work Session PacketPlanning & Zoning Commission
Work Session Packet
Work Session
Tuesday, March 18, 2025
Council Chambers, City Hall
6: OO p.m.
The City of Seward, Alaska
SEWARD PLANNING AND ZONING COMMISSION
WORK SESSION AGENDA
March 18, 2025
Carol Griswold
Chair
Term February, 2027
Brenan Hornseth
Vice Chair
Term February, 2028
Nathaniel Charbonneau
Commissioner
Term February, 2027
Vanessa Verhey
Commissioner
Term February, 2026
Clare Sullivan
Commissioner
Term February, 2026
Rhonda Hubbard
Commissioner
Term February, 2028
June Pemberton
Commissioner
Term February, 2028
Daniel Meuninck
Community
Development Director
Courtney Bringhurst
City Planner
Clara Brown
Executive Planning
Assistant
Kris Peck
City Clerk
6:00 p.m.
1) CALL TO ORDER
2) STAFF COMMENTS
3) DISCUSSION ITEMS
Council Chambers
a. Discuss code options for allowing building heights up to 48' 5
i) Proposed Options 7
it) Option #1 8
iii) Option #2 13
iv) Option #3 18
v) Example from Homer 24
vi) Example from Anchorage 25
b. Training: How to read a plat 36
4) ADJOURNMENT
2
OUTCOME GOALS
FOR WORK SESSION
1) Review code options for allowing buildings up to 48' tall in certain locations
within Seward
• Provide direction to staff on which option(s) to pursue
• Select possible locations or zoning districts within Seward where
taller buildings could be allowed
2) Conduct a mini training session on "How to read a plat"
Background:
Since the Fall of 2024, the Planning and Zoning Commission has held multiple
work sessions on the topic of raising the building height within certain
locations in Seward to accommodate true 3-story buildings and even 4-story
buildings. The Commission held a couple of work sessions discussing the
option of using overlay districts to establish locations in Seward where taller
buildings could be allowed. At the last work session on February 18tn,
concerns were expressed about overlay districts potentially not being the best
fit. Staff researched other options which could be utilized to allow more
flexibility in the building height while still providing some checks and
balances on the type of development. These options, such as incentive zoning
and Conditional Use Permits, will be discussed in this work session.
In the 2025 Planning and Zoning Commission priorities, the Commission
stated that they would like to have mini training sessions throughout the year
during work sessions. Since the Commission often reviews preliminary plats to
recommend approval to the Kenai Peninsula Borough, staff has selected the
topic of this first mini session to focus on plat maps and how to read them.
3
Building Heights
Overlay Districts:
Many communities are finding, with increasing frequency, that traditional zoning through
residential, commercial, and industrial districts is not sophisticated enough to address
complicated growth and development issues. To fill this void, local governments are creating
zoning approaches with increased flexibility, aimed at more specialized targets and intended to
solve problems identified in their community. One of these tools is the overlay zone. The
overlay zone is, as the name tells us, a special zone placed over an existing zoning district, over
part of a district, or over a combination of districts. Put another way, the overlay zone includes a
set of regulations that is applied to property within the overlay zone in addition to the
requirements of the underlying or base zoning district. The overlay typically provides
requirements (or incentives) intended either to protect a specific resource or to encourage
development in certain areas. Overlay zones allow for increased flexibility in local zoning since
they more closely tailor needed requirements (or incentives) to areas within the community
which share certain characteristics. https://plannersweb.com/wp-
content/uploads/2001/07/318.pdf
An overlay zoning district is a zoning tool that can work well for certain situations, but maybe
best avoided for other situations. If a proposed overlay district is only on top of one underlying
zoning district, then creating an overlay district may not be the best approach. If it only affects
one zoning district, then the additional text can just be added to that one zoning district. Adding
it to the existing underlying zoning district is less work and makes for a more streamlined zoning
ordinance. If the overlay is on top of two or more underlying zoning districts, then creation of
the one overlay district may be less work than amending two or more underlying districts and
makes for a more streamlined zoning ordinance.
Incentive Zoning
Basics — Incentive zoning is a tool that allows a developer to develop in a way that ordinarily
would not be permitted in exchange for a public benefit that would otherwise not be required.
Often written into the zoning ordinance, incentive zoning allows the city to leverage variations
in existing zoning standards and obtain public goods. For example, a developer may provide
schools, parks, open space, plazas, low-income housing, or money, in exchange for greater
flexibility in required building setbacks, floor heights, lot area, parking requirements, number of
dwellings, and other minimum standards. The incentives vary by location, but governments
usually calculate the incentives to balance the public advantage with the developer's costs and
gains.
5
Historical and Legal Implications — Local governments have used incentive zoning to
accomplish a wide range of goals, including historic preservation, economic development, and
conservation. Chicago first used incentive zoning in 1957 to stimulate skyscraper construction in
its downtown area and New York followed shortly after, in 1961, in an attempt to create more
public spaces and conserve historical buildings. Even though it is a voluntary mechanism, there
have been several legal challenges to incentive zoning. Legality varies by state, jurisdiction, and
project. Generally, it is found to be legally acceptable if goals and definitions are laid out clearly
in the ordinance. The benefits must offset the negative effects of the bonus and the incentives
or standards cannot be ruled as a taking or an exaction. Also, some courts have found the
incentives illegal if the benefit and the existing standard are not directly related. For cases on
incentive zoning see generally, Penn Cent. Transp. Co. v. New York City, 438 U.S. 104 (U.S.
1978), Gillmor v. Thomas, 490 F.3d 791 (10th Cir. 2007), and Holmdel Builders Ass'n v. Holmdel,
121 N.J. 550 (N.J. 1990).
Discussion — Since incentive zoning is intended to produce specific public amenities and types
of development, it can be an effective tool for communities wishing to accomplish goals in a
specific neighborhood or outlined in the comprehensive plan. It also can help increase the
number public goods available in the community. Communities with a high demand for land,
well -established standards and demand for specific amenities may benefit the most from using
incentive zoning. For communities considering incentive zoning, it is important to consider the
hidden costs that might be associated with the project, including those that might be difficult to
calculate in the long-term, such as infrastructure challenges, congestion, etc.
(some communities use "bonus points" that can be earned and exchanged for certain
incentives. Bonus points are earned when desired features and amenities are included in the
development. The developer can then use those bonus points to exchange for additional
building height, lot coverage, less parking, etc)
https://www.planning.org/divisions/planningandlaw/propertytopics.htm#Overlay
6
Proposed Code Options:
1. Combination of incentive zoning and a Conditional Use Permit
a. A developer could apply for a conditional use permit to construct a building up to
48' if they met certain requirements (i.e. location of property, zoning district of
property, type of construction, etc) and the general requirements for a
Conditional Use Permit in SCC 15.10.320
b. A "Development" overlay district (incentive based) could be used with this
option if it is too difficult to define the area of land where such a CUP could be
requested
2. Conditional Use Permit
a. No incentives for the type of development
b. Review criteria would simply be the location of the proposed development and
the general requirements for a Conditional Use Permit in SCC 15.10.320
3. "Scenic" overlay district (restriction based)
a. Raise the building height on the Development Requirements Table in all zoning
districts to at least 38' and to 48' in appropriate zoning districts (i.e. AC, I, etc),
and then create an overlay district over the areas of Seward where building
height will be limited to 34' to protect view sheds and the character of the
neighborhood
OPTION #1: Incentive Zoning and CUP
15.10.220 Development requirements.
A. Table 15.10.222, development requirements, is incorporated herein by reference and the restrictions and
annotations contained therein are mandatory unless otherwise modified by this chapter. (See table at the
end of this section; see also section 15.10.210.)
B. Building height. The purpose of building height standards is to prevent loss of life or excessive property
damage through thc inability of thc City firc department to reach upper stories or roofs and to help maintain
the character of neighborhoods and to protect scenic viewsheds.
1. Conditional Height Increase. Buildings may exceed the height permitted in Table 15.10.222 up to a
maximum of 48 feet, subject to a conditional use permit review as set forth in SCC 15.10.320 and the
following additional approval criteria:
a. The property must be located north of the boat harbor, along Nash Road, or within the Seward
Marine Industrial Center (SMIC)
b. The property must be located within a R3, UR, AC, 1, or INS zoning district
c. The development is within the (blank) overlay district (could use something like this instead of a
& b above)
d. The structure must be a multi family dwelling with units no smaller than two bedrooms, or...
e. (are there any other types of development the Commission would like to incentivize)
C. Setbacks —Yards.
1. Setbacks are required to insure sufficient open area for snow accumulation, sunlight, views, privacy,
fire separation and visual relief between structures.
2. No yard or other open space provided about any building for the purpose of complying with the
provisions of this chapter shall be considered as providing a yard or open space for any other building,
and no yard or open space on one lot shall be considered as providing a yard or open space on any
other lot.
3. No yard or lot shall be reduced in size or area below the minimum requirements set forth herein. Yards
or lots created after December 5, 1978 shall meet at least the minimum requirements established by
this chapter.
4. In cases of corner lots with multiple frontages, the administrative official shall designate the front yard,
and all other frontages shall be designated as a side to a street.
5. All structures shall be designed and constructed to prevent roofs from shedding snow onto adjacent
lots, structures, fences, or other property.
(Ord. 99-10, § 3; Ord. No. 2018-004, § 1)
TABLE
Zoning District Designations
The following zoning district abbreviations are provided for information and interpretation:
RR =
Rural, very low density single-family residential
R1 =
Single-family, low density residential
R2 =
Single and two-family, medium density residential
R3 =
Single, two and multi -family, high density residential
8
OPTION #1: Incentive Zoning and CUP
UR =
Urban residential, a mix of residential uses and low impact home professional offices
OR =
Office residential
AC =
Auto and neighborhood oriented, light commercial
HC =
Harbor commercial
CB =
Central business district - dense downtown commercial
I =
Industrial
RM =
Resource management - partially developable lands subject to floodplains and steep slopes
INS =
Institutional, public, quasi -public uses
P =
Parks
9
OPTION #1: Incentive Zoning and CUP
Table 15.10.222. Development Requirements
Zoning Districts
Principa
ly Residential
Principa ly Commercial
Principa
ly Public
RR
R1
R2
R3
UR
OR
AC
HC
CB
I
RM
INS
P
Maximum Building Height (ft.) (See
Note 1 and 9, next page)
34
34
34
34
34
34
34
Varies
26 or
34*
34
34
34
34
34
Minimum Buildable Lot Size (sq. ft.)
(See Notes 2 and 7, next page)
20,000
Varies
3,000
to
6,000*
Varies
3,000
to
6,000*
Varies
3,000
to
9,000*
Varies
3,000
to
9,000*
Varies
3,000
to
9,000*
Varies
6,000
to
9,000*
None
Varies
3,000
to
9,000*
10,000
20,000
None
None
Minimum Lot Width (ft.) (See Notes
3 and 7, next page)
100
Varies
30 to
60*
Varies
30 to
60*
Varies
30 to
90*
Varies
30 to
90*
Varies
30 to
90*
60 or
90*
30
Varies
30 to
90*
100
100
None
None
Minimum Front Yard Setback (ft.)
(See Note 7, next page) except
Leirer and Tract C-1 below
20
20
20
20
20
20
10
None
None
20
20
20
20
Minimum Front Yard Setback (ft.)
for Leirer Industrial Subdivision and
Alaska Skill Center Tract C-1 only.
(See Note 7, next page)
20
20
20
20
20
20
10
None
None
10
20
20
20
Minimum Side Yard Setback (ft.)
(See Notes 4 and 7, next page)
10
5 or 5
min.
with
15
total*
5 or 5
min.
with
15
total*
10
5
5
5
5
None
10
10
10
20
Minimum Side Yard Setback
Adjacent to Street (ft.) (See Note 7,
next page)
10
10
10
10
10
10
10
None
None
20
10
10
20
Minimum Rear Yard Setback (ft.)
(See Notes 5 and 7, next page)
10
10
10
10
10
10
10
None,
5 and
10*
None
10
10
15
20
Maximum Accessory Building Height
(ft.)
20
20
20
20
20
20
20
20
34
34
20
34
20
10
OPTION #1: Incentive Zoning and CUP
Maximum Lot Coverage (%) (See
30
35
35
40
40
50
50
100*
100
100*
30
50
10
Notes 2G and 6, next page)
11
OPTION #1: Incentive Zoning and CUP
Table 15.10.222. Development Requirements —Table Notes
NOTE 1. Within the HC District, in the area bounded by Fourth Avenue, the southern boundary of the South Harbor
Uplands - Tract H, Waterfront Park Replat, the harbor basin and J Float Ramp, building height is limited to 26 feet.
NOTE 2.
A. Buildable/useable area —Lot may have to be larger to have minimum buildable area available.
B. In the R1, R2, R3, UR, OR , AC and CB Districts, from the Seward Highway/Phoenix Road intersection
South, to include the Bayview Subdivision, a minimum of 3,000 SF lots and 30 foot minimum frontages
and north of the Seward Highway/Phoenix Road intersection, a minimum of 6,000 SF lots and 60 foot
minimum frontages
C. Lots located on a cul-de-sac bulb shall have a minimum of 8,000 square feet and a 40-foot minimum lot
frontage.
D. Flag lots shall have a minimum of 15,000 square feet and a 30-foot minimum lot frontage on the staff
portion of the lot.
E. A single RR lot may be divided into two lots of less than 20,000 SF each if the reduction below 20,000
SF is to accommodate required widening of an adjacent right-of-way.
F. In the R1, R2, R3, UR, OR , AC and CB Districts, individual lots of at least 3,000 SF in the Original
Townsite, Federal Addition, Laubner Addition, Cliff Addition and Bayview Addition may be developed
for single-family residences provided all other development requirements of this chapter are met.
G. Multiple -Family developments (except studio apartments) with three or more units require a minimum
of 9,000 SF in the R3, UR, OR, AC and CB Districts and 20,000 SF in the RM District. All said districts
require an additional 1,200 SF per unit of five or more units.
H. Two -Family or duplex developments require a minimum of 6,000 SF in the R2, R3, UR, OR, AC and CB
Districts and 20,000 SF in the RM District. Duplex developments within the Federal Addition Subdivision
require 5,000 SF. All other development requirements of this chapter shall be met.
I. Multiple -Family, studio apartments in the OR, AC, CB, HC, I and RM districts require a minimum of
9,000 SF. The total square footage required for lot setbacks shall be reserved as open area. All other
requirements set forth in this chapter shall be met.
NOTE 3. See Notes 2-F and 2-G above.
NOTE 4. From Seward Highway/Phoenix Road intersection —South, a five-foot setback, each side; north, a
minimum five-foot setback each side as part of a combined 15-foot setback total between both sides.
NOTE 5. In the HC District, parcels abutting mean high tide —No rear yard setback; parcels abutting the waterfront
boardwalk —Five feet; and parcels not abutting the waterfront boardwalk or mean high water mark —Ten feet.
NOTE 6. Excludes setbacks in HC and I.
NOTE 7. In the Industrial District, no minimum lot size, width or setbacks are required for unmanned electronic
sites.
NOTE 8. Tract D of USS 1864 Jesse Lee Home Subdivision shall not be used for any uses other than those allowed in
an R1 district, except for a long term care facility, aka skilled nursing care facility.
NOTE 9. if approved by a conditional use permit, buildings up to 48 feet in height may be allowed if the criteria
specified in 15.10.220(8)(1) has been met.
(Ord. 2007-009, § 1; Ord. 2008-006, § 1; Ord. No. 2012-002, § 1; Ord. No. 2016-009, § 1; Ord. No. 2017-002, § 1;
Ord. No. 2018-004, § 1; Ord. No. 2023-019, § 1, 7-10-2023)
12
OPTION #2: CUP
15.10.220 Development requirements.
A. Table 15.10.222, development requirements, is incorporated herein by reference and the restrictions and
annotations contained therein are mandatory unless otherwise modified by this chapter. (See table at the
end of this section; see also section 15.10.210.)
B. Building height. The purpose of building height standards is to prevent loss of life or excessive property
damage through thc inability of thc City firc department to reach upper stories or roofs and to help maintain
the character of neighborhoods and to protect scenic viewsheds.
1. Conditional Height Increase. Buildings may exceed the height permitted in Table 15.10.222 up to a
maximum of 48 feet, subject to a conditional use permit review as set forth in SCC 15.10.320 and the
following additional approval criteria:
a. The property must be located north of the boat harbor, along Nash Road, or within the Seward
Marine Industrial Center (SMIC)
b. The property must be located within a R3, UR, AC, 1, or INS zoning district
c. The development is within the (blank) overlay district (could use something like this instead of a
& b above)
C. Setbacks —Yards.
1. Setbacks are required to insure sufficient open area for snow accumulation, sunlight, views, privacy,
fire separation and visual relief between structures.
2. No yard or other open space provided about any building for the purpose of complying with the
provisions of this chapter shall be considered as providing a yard or open space for any other building,
and no yard or open space on one lot shall be considered as providing a yard or open space on any
other lot.
3. No yard or lot shall be reduced in size or area below the minimum requirements set forth herein. Yards
or lots created after December 5, 1978 shall meet at least the minimum requirements established by
this chapter.
4. In cases of corner lots with multiple frontages, the administrative official shall designate the front yard,
and all other frontages shall be designated as a side to a street.
5. All structures shall be designed and constructed to prevent roofs from shedding snow onto adjacent
lots, structures, fences, or other property.
(Ord. 99-10, § 3; Ord. No. 2018-004, § 1)
TABLE
Zoning District Designations
The following zoning district abbreviations are provided for information and interpretation:
RR =
Rural, very low density single-family residential
R1 =
Single-family, low density residential
R2 =
Single and two-family, medium density residential
R3 =
Single, two and multi -family, high density residential
UR =
Urban residential, a mix of residential uses and low impact home professional offices
OR =
Office residential
AC =
Auto and neighborhood oriented, light commercial
13
HC =
Harbor commercial
CB =
Central business district - dense downtown commercial
I =
Industrial
RM =
Resource management - partially developable lands subject to floodplains and steep slopes
INS =
Institutional, public, quasi -public uses
P =
Parks
14
OPTION #2: CUP
Table 15.10.222. Development Requirements
Zoning Districts
Principa
ly Residential
Principa ly Commercial
Principa
ly Public
RR
R1
R2
R3
UR
OR
AC
HC
CB
I
RM
INS
P
Maximum Building Height (ft.) (See
Note 1 and 9, next page)
34
34
34
34
34
34
34
Varies
26 or
34*
34
34
34
34
34
Minimum Buildable Lot Size (sq. ft.)
(See Notes 2 and 7, next page)
20,000
Varies
3,000
to
6,000*
Varies
3,000
to
6,000*
Varies
3,000
to
9,000*
Varies
3,000
to
9,000*
Varies
3,000
to
9,000*
Varies
6,000
to
9,000*
None
Varies
3,000
to
9,000*
10,000
20,000
None
None
Minimum Lot Width (ft.) (See Notes
3 and 7, next page)
100
Varies
30 to
60*
Varies
30 to
60*
Varies
30 to
90*
Varies
30 to
90*
Varies
30 to
90*
60 or
90*
30
Varies
30 to
90*
100
100
None
None
Minimum Front Yard Setback (ft.)
(See Note 7, next page) except
Leirer and Tract C-1 below
20
20
20
20
20
20
10
None
None
20
20
20
20
Minimum Front Yard Setback (ft.)
for Leirer Industrial Subdivision and
Alaska Skill Center Tract C-1 only.
(See Note 7, next page)
20
20
20
20
20
20
10
None
None
10
20
20
20
Minimum Side Yard Setback (ft.)
(See Notes 4 and 7, next page)
10
5 or 5
min.
with
15
total*
5 or 5
min.
with
15
total*
10
5
5
5
5
None
10
10
10
20
Minimum Side Yard Setback
Adjacent to Street (ft.) (See Note 7,
next page)
10
10
10
10
10
10
10
None
None
20
10
10
20
Minimum Rear Yard Setback (ft.)
(See Notes 5 and 7, next page)
10
10
10
10
10
10
10
None,
5 and
10*
None
10
10
15
20
Maximum Accessory Building Height
(ft.)
20
20
20
20
20
20
20
20
34
34
20
34
20
15
OPTION #2: CUP
Maximum Lot Coverage (%) (See
30
35
35
40
40
50
50
100*
100
100*
30
50
10
Notes 2G and 6, next page)
16
OPTION #2: CUP
Table 15.10.222. Development Requirements —Table Notes
NOTE 1. Within the HC District, in the area bounded by Fourth Avenue, the southern boundary of the South Harbor
Uplands - Tract H, Waterfront Park Replat, the harbor basin and J Float Ramp, building height is limited to 26 feet.
NOTE 2.
A. Buildable/useable area —Lot may have to be larger to have minimum buildable area available.
B. In the R1, R2, R3, UR, OR , AC and CB Districts, from the Seward Highway/Phoenix Road intersection
South, to include the Bayview Subdivision, a minimum of 3,000 SF lots and 30 foot minimum frontages
and north of the Seward Highway/Phoenix Road intersection, a minimum of 6,000 SF lots and 60 foot
minimum frontages
C. Lots located on a cul-de-sac bulb shall have a minimum of 8,000 square feet and a 40-foot minimum lot
frontage.
D. Flag lots shall have a minimum of 15,000 square feet and a 30-foot minimum lot frontage on the staff
portion of the lot.
E. A single RR lot may be divided into two lots of less than 20,000 SF each if the reduction below 20,000
SF is to accommodate required widening of an adjacent right-of-way.
F. In the R1, R2, R3, UR, OR , AC and CB Districts, individual lots of at least 3,000 SF in the Original
Townsite, Federal Addition, Laubner Addition, Cliff Addition and Bayview Addition may be developed
for single-family residences provided all other development requirements of this chapter are met.
G. Multiple -Family developments (except studio apartments) with three or more units require a minimum
of 9,000 SF in the R3, UR, OR, AC and CB Districts and 20,000 SF in the RM District. All said districts
require an additional 1,200 SF per unit of five or more units.
H. Two -Family or duplex developments require a minimum of 6,000 SF in the R2, R3, UR, OR, AC and CB
Districts and 20,000 SF in the RM District. Duplex developments within the Federal Addition Subdivision
require 5,000 SF. All other development requirements of this chapter shall be met.
I. Multiple -Family, studio apartments in the OR, AC, CB, HC, I and RM districts require a minimum of
9,000 SF. The total square footage required for lot setbacks shall be reserved as open area. All other
requirements set forth in this chapter shall be met.
NOTE 3. See Notes 2-F and 2-G above.
NOTE 4. From Seward Highway/Phoenix Road intersection —South, a five-foot setback, each side; north, a
minimum five-foot setback each side as part of a combined 15-foot setback total between both sides.
NOTE 5. In the HC District, parcels abutting mean high tide —No rear yard setback; parcels abutting the waterfront
boardwalk —Five feet; and parcels not abutting the waterfront boardwalk or mean high water mark —Ten feet.
NOTE 6. Excludes setbacks in HC and I.
NOTE 7. In the Industrial District, no minimum lot size, width or setbacks are required for unmanned electronic
sites.
NOTE 8. Tract D of USS 1864 Jesse Lee Home Subdivision shall not be used for any uses other than those allowed in
an R1 district, except for a long term care facility, aka skilled nursing care facility.
NOTE 9. if approved by a conditional use permit, buildings up to 48 feet in height may be allowed if the criteria
specified in 15.10.220(8)(1) has been met.
(Ord. 2007-009, § 1; Ord. 2008-006, § 1; Ord. No. 2012-002, § 1; Ord. No. 2016-009, § 1; Ord. No. 2017-002, § 1;
Ord. No. 2018-004, § 1; Ord. No. 2023-019, § 1, 7-10-2023)
17
OPTION #3: Scenic Overlay District
15.05.025 Land use districts —Established, definitions.
A. Established. The City is hereby divided into land use districts which shall be bounded and defined as shown
on the official land use map. This official map, together with all explanatory matter thereon, as exhibited at
the time of public hearing, is hereby adopted by reference and declared to be a part of this chapter.
B. Definitions —Purpose.
1. Rural residential district (RR). Intended to provide for stable, quiet, low density (one or two dwelling
units per acre) detached single-family residential development, free from other uses except those
which are both compatible and convenient to residents of such a district including recreational,
religious and educational facilities of an appropriate scale and design complementary to the
neighborhood character.
2. Single-family residential district (R1). Intended to provide for stable and quiet low to medium density
(one to five dwelling units per acre) detached, single-family residential development, free from other
uses except those which are both compatible and convenient to residents of such a district.
3. Two-family residential district (R2). Medium density (one to seven dwelling units per acre) transitional
housing area with a mix of single and two-family units, free from other uses except those which are
both compatible and convenient to residents of such a district.
4. Multi -family residential district (R3). Intended to provide opportunities for a higher density residential
setting with a mix of housing units which are predominately multi -family units close to concentrations
of public services, employment and/or recreation. This district may provide a transition between more
intensive districts and lower density residential areas if sufficient screening and design features are
provided to protect multi -family residences from undesirable effects.
5. Urban residential district (UR). Intended to allow an area of higher density mixed residential uses from
detached single-family housing to multi -family apartments in conjunction with compatible low impact
professional office uses in the area surrounding the downtown business district.
6. Office/residential district (OR). Intended to provide for medium density residential, commercial and
office development designed to act as a transition zone between the high density central business
district and surrounding medium -high density residential districts.
7. Harbor commercial district (HC). Provides an area for water -dependent or water -related uses with
particular emphasis on transportation, tourist, recreational, commercial or industrial enterprises which
derive major economic or social benefit from a harbor location.
8. Auto commercial district (AC). Intended to provide areas to accommodate highway -oriented
commercial activities such as offices, certain institutional uses, and limited personal services and retail
uses requiring substantial outdoor activity, traffic and parking, and which also serve the offices and
nearby residential areas, and which do not materially detract from nearby residential areas.
9. Central business district (CBD). Provides for an area of convenient, attractive, concentrated commercial
development primarily intended for retail, financial, entertainment and professional services occurring
within enclosed structures. Regulations applying to this zone are designed to encourage a compact
group of businesses of the type which are mutually beneficial and located close enough together to
encourage walk-in trade.
10. Industrial district (I). Established as a district in which the principal use of land is for business,
manufacturing, processing, fabricating, repair, assembly, storage, wholesaling and distributing
operations, which may create some nuisance and which are not properly associated nor compatible
with residential land uses. It is intended to provide environmental safeguards for people employed in
18
OPTION #3: Scenic Overlay District
or visiting the district. Some visual amenity is expected in this district to make it compatible with
adjoining residential or business districts.
11. Institutional district (INS). Public and private educational, administrative, government and health care
uses, including public land reserve for future public development. The development standards are
intended to set a high standard to assure that the activities provide visual amenity to the surrounding
area.
12. Parks district (P). Is intended to designate park, recreation and commemorative property owned by the
City, state or federal governments for recreation and other compatible public purposes.
13. Resource management district (RM). Lands which are generally undeveloped and cannot be precisely
zoned due to inadequate information on the extension of public services and utilities; the suitability of
the land to support commercial, residential, industrial or public uses; and other possible environmental
consideration.
14. Scenic Overlay District (SO). Areas of high scenic value that need to be preserved and enhanced by
ensuring the exclusion of incompatible uses.
OR
14. Development Overlay District (DO). Areas where development not otherwise permitted in Seward
City Code can be incentivized as the location does not detract from the views and character of
the community.
C. Role of Overlay Districts
1. All lands within the city shall be designated as one of the base zoning districts set forth in 15.05.025(8)(1-
13). In addition, some lands may be designated as a (blank) overlay district set forth in 15.05.025(8)(14).
Where the property is designated as an overlay district as well as a base zoning district, the regulations
governing development in the overlay district shall apply in addition to the regulations governing
development in the underlying base district. In the event of an express conflict between the two sets of
standards, the standards for the overlay district shall control.
(Ord. 626, § 3, 1989: Ord. 649, § 2, 1991)
19
OPTION #3: Scenic Overlay District
15.10.220 Development requirements.
A. Table 15.10.222, development requirements, is incorporated herein by reference and the restrictions and
annotations contained therein are mandatory unless otherwise modified by this chapter. (See table at the
end of this section; see also section 15.10.210.)
B. Building height. The purpose of building height standards is to prevent loss of lifc or cxccssivc property
damage through thc inability of thc City firc dcpartmcnt to reach upper stories or roofs and to help maintain
the character of neighborhoods and to protect scenic viewsheds.
C. Setbacks —Yards.
1. Setbacks are required to insure sufficient open area for snow accumulation, sunlight, views, privacy,
fire separation and visual relief between structures.
2. No yard or other open space provided about any building for the purpose of complying with the
provisions of this chapter shall be considered as providing a yard or open space for any other building,
and no yard or open space on one lot shall be considered as providing a yard or open space on any
other lot.
3. No yard or lot shall be reduced in size or area below the minimum requirements set forth herein. Yards
or lots created after December 5, 1978 shall meet at least the minimum requirements established by
this chapter.
4. In cases of corner lots with multiple frontages, the administrative official shall designate the front yard,
and all other frontages shall be designated as a side to a street.
5. All structures shall be designed and constructed to prevent roofs from shedding snow onto adjacent
lots, structures, fences, or other property.
(Ord. 99-10, § 3; Ord. No. 2018-004, § 1)
TABLE
Zoning District Designations
The following zoning district abbreviations are provided for information and interpretation:
RR =
Rural, very low density single-family residential
R1 =
Single-family, low density residential
R2 =
Single and two-family, medium density residential
R3 =
Single, two and multi -family, high density residential
UR =
Urban residential, a mix of residential uses and low impact home professional offices
OR =
Office residential
AC =
Auto and neighborhood oriented, light commercial
HC =
Harbor commercial
CB =
Central business district - dense downtown commercial
I =
Industrial
RM =
Resource management - partially developable lands subject to floodplains and steep slopes
INS =
Institutional, public, quasi -public uses
P =
Parks
SO =
Scenic Overlay District, areas where the viewshed is protected and preserved
20
OPTION #3: Scenic Overlay District
Table 15.10.222. Development Requirements
Zoning Districts
Principa
ly Residential
Principa
ly Commercial
Principa
ly Public
Overlay District
RR
R1
R2
R3
UR
OR
AC
HC
CB
I
RM
INS
P
SO
Maximum
Building Height
(ft.) (See Note 1
next page)
34 38
34 38
34 38
34 48
34 38
34 38
34 48
Varies
26 or
34*
38
34 38
34 48
34 38
34
38
34
38
34
Minimum
Buildable Lot
Size (sq. ft.) (See
Notes 2 and 7,
next page)
20,000
Varies
3,000
to
6,000*
Varies
3,000
to
6,000*
Varies
3,000
to
9,000*
Varies
3,000
to
9,000*
Varies
3,000
to
9,000*
Varies
6,000
to
9,000*
None
Varies
3,000
to
9,000*
10,000
20,000
None
None
None
Minimum Lot
Width (ft.) (See
Notes 3 and 7,
next page)
100
Varies
30 to
60*
Varies
30 to
60*
Varies
30 to
90*
Varies
30 to
90*
Varies
30 to
90*
60 or
90*
30
Varies
30 to
90*
100
100
None
None
None
Minimum Front
Yard Setback
(ft.) (See Note 7,
next page)
except Leirer
and Tract C-1
below
20
20
20
20
20
20
10
None
None
20
20
20
20
None
Minimum Front
Yard Setback
(ft.) for Leirer
Industrial
Subdivision and
Alaska Skill
Center Tract C-1
only. (See Note
7, next page)
20
20
20
20
20
20
10
None
None
10
20
20
20
None
Minimum Side
Yard Setback
10
5 or 5
min.
5 or 5
min.
10
5
5
5
5
None
10
10
10
20
None
21
OPTION #3: Scenic Overlay District
(ft.) (See Notes
4 and 7, next
page)
with
15
total*
with
15
total*
Minimum Side
Yard Setback
Adjacent to
Street (ft.) (See
Note 7, next
page)
10
10
10
10
10
10
10
None
None
20
10
10
20
None
Minimum Rear
Yard Setback
(ft.) (See Notes
5 and 7, next
page)
10
10
10
10
10
10
10
None,
5 and
10*
None
10
10
15
20
None
Maximum
Accessory
Building Height
(ft.)
20
20
20
20
20
20
20
20
34
34
20
34
20
None
Maximum Lot
Coverage (%)
(See Notes 2G
and 6, next
page)
30
35
35
40
40
50
50
100*
100
100*
30
50
10
None
22
OPTION #3: Scenic Overlay District
Table 15.10.222. Development Requirements —Table Notes
NOTE 1. Within the HC District, in the area bounded by Fourth Avenue, the southern boundary of the South Harbor
Uplands - Tract H, Waterfront Park Replat, the harbor basin and J Float Ramp, building height is limited to 26 feet.
NOTE 2.
A. Buildable/useable area —Lot may have to be larger to have minimum buildable area available.
B. In the R1, R2, R3, UR, OR , AC and CB Districts, from the Seward Highway/Phoenix Road intersection
South, to include the Bayview Subdivision, a minimum of 3,000 SF lots and 30 foot minimum frontages
and north of the Seward Highway/Phoenix Road intersection, a minimum of 6,000 SF lots and 60 foot
minimum frontages
C. Lots located on a cul-de-sac bulb shall have a minimum of 8,000 square feet and a 40-foot minimum lot
frontage.
D. Flag lots shall have a minimum of 15,000 square feet and a 30-foot minimum lot frontage on the staff
portion of the lot.
E. A single RR lot may be divided into two lots of less than 20,000 SF each if the reduction below 20,000
SF is to accommodate required widening of an adjacent right-of-way.
F. In the R1, R2, R3, UR, OR , AC and CB Districts, individual lots of at least 3,000 SF in the Original
Townsite, Federal Addition, Laubner Addition, Cliff Addition and Bayview Addition may be developed
for single-family residences provided all other development requirements of this chapter are met.
G. Multiple -Family developments (except studio apartments) with three or more units require a minimum
of 9,000 SF in the R3, UR, OR, AC and CB Districts and 20,000 SF in the RM District. All said districts
require an additional 1,200 SF per unit of five or more units.
H. Two -Family or duplex developments require a minimum of 6,000 SF in the R2, R3, UR, OR, AC and CB
Districts and 20,000 SF in the RM District. Duplex developments within the Federal Addition Subdivision
require 5,000 SF. All other development requirements of this chapter shall be met.
I. Multiple -Family, studio apartments in the OR, AC, CB, HC, I and RM districts require a minimum of
9,000 SF. The total square footage required for lot setbacks shall be reserved as open area. All other
requirements set forth in this chapter shall be met.
NOTE 3. See Notes 2-F and 2-G above.
NOTE 4. From Seward Highway/Phoenix Road intersection —South, a five-foot setback, each side; north, a
minimum five-foot setback each side as part of a combined 15-foot setback total between both sides.
NOTE 5. In the HC District, parcels abutting mean high tide —No rear yard setback; parcels abutting the waterfront
boardwalk —Five feet; and parcels not abutting the waterfront boardwalk or mean high water mark —Ten feet.
NOTE 6. Excludes setbacks in HC and I.
NOTE 7. In the Industrial District, no minimum lot size, width or setbacks are required for unmanned electronic
sites.
NOTE 8. Tract D of USS 1864 Jesse Lee Home Subdivision shall not be used for any uses other than those allowed in
an R1 district, except for a long term care facility, aka skilled nursing care facility.
(Ord. 2007-009, § 1; Ord. 2008-006, § 1; Ord. No. 2012-002, § 1; Ord. No. 2016-009, § 1; Ord. No. 2017-002, § 1;
Ord. No. 2018-004, § 1; Ord. No. 2023-019, § 1, 7-10-2023)
23
EXAMPLES FROM OTHER CITIES
City of Homer
Chapter 21.26: GC2 General Commercial 2 District
21.26.040 Dimensional requirements.
The following dimensional requirements shall apply to all structures and uses in the
General Commercial 2 District:
a. Lot Size. The minimum lot size is 10,000 square feet.
b. Building Setbacks.
1. Buildings shall be set back 20 feet from all dedicated rights -of -way. Alleys
are not subject to a 20-foot setback requirement. The setback requirements
from any lot line abutting an alley will be determined by the dimensional
requirements of subsection (b)(2) of this section.
2. Buildings shall be set back 10 feet from all other lot boundary lines.
3. Any accessory building shall maintain the same yards and setbacks as the
main building.
c. Building Height.
1. The maximum building height is 35 feet, except as provided in subsection
(c)(2) of this section.
2. If approved by conditional use permit, buildings up to 55 feet in height may
be allowed.
d. Repealed by Ord. 22-68(A).
e. Building Area and Dimensions — Retail and Wholesale.
1. The total floor area of retail and wholesale business uses within a single
building shall not exceed 75,000 square feet.
2. No conditional use permit, planned unit development or variance may be
granted that would allow a building to exceed the limits of subsection (e)(1)
of this section and no nonconforming use or structure may be expanded in
any manner that would increase its nonconformance with the limits of
subsection (e)(1) of this section. [Ord. 22-68(A) § 8, 2022; Ord. 08-40 § 3,
2008; Ord. 08-30(S)(A) § 1, 2008; Ord. 08-29, 2008].
24
EXAMPLES FROM OTHER CITIES
ANCHORAGE MUNICIPALITY
CHAPTER 21.04: ZONING DISTRICTS
21.04.010 GENERAL PROVISIONS
This chapter establishes the zoning districts and contains basic information pertaining to zoning districts,
including statements of purpose and district -specific regulations. The following chapters 21.05 and 21.06
set forth the uses allowed within the districts and the dimensional standards applying to development in the
districts, respectively.
A. Districts Established; Zoning Map
1. Purpose
The municipality is divided into zoning districts in order to achieve the purposes of this title
established in chapter 21.01, which include implementation of the comprehensive plan,
and its land use plan map.
2. Zoning Districts Established
The following zoning districts are established:
TABLE 21.04-1:
ZONING DISTRICTS ESTABLISHED
District
Type
Abbreviation
R-1
District Name
Single -Family Residential
Residential
Districts
R-1A
Single -Family Residential (larger lot)
R-2A
Two -Family Residential (larger lot)
R-2D
Two -Family Residential
R-2M
Mixed Residential
R-3
Mixed Residential
R-3A
Residential Mixed -Use
R-4
Multifamily Residential
R-4A
Multifamily Residential Mixed -Use
R-5
Low -Density Residential
R-6
Low -Density Residential (1 acre)
R-7
Single -Family Residential (20K)
R-8
Low -Density Residential (4 acres)
R-9
Low -Density Residential (2 acres)
R-10
Low -Density Residential, Alpine/Slope
Commercial
Districts
B-1A
Local and Neighborhood Business
B-1B
Community Business
B-3
General Business
RO
Residential Office
MC
Marine Commercial
Industrial
Districts
1-1
Light Industrial
1-2
Heavy Industrial
MI
Marine Industrial
Title 21: Land Use Planning
January 7, 2025
Anchorage, Alaska Page 4-2
25
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.020 Residential Districts
District
Type
TABLE
ZONING DISTRICTS
Abbreviation
21.04-1:
ESTABLISHED
District Name
Other
Districts
A
Airport
AF
Antenna Farm
DR
Development Reserve
PCD
Planned Community Development
PLI
Public Lands and Institutions
PR
Parks and Recreation
TA
Turnagain Arm
TR
Transition
WS
Watershed
Overlay
Zoning
Districts
CCO
Commercial Center Overlay
Girdwood
Districts
Girdwood districts are set forth in chapter 21.09, Girdwood.
Chugiak-
Eagle River
Districts
Chugiak-Eagle River districts are set forth in chapter 21.10, Chugiak-
Eagle River.
Downtown
Districts
Downtown (DT) districts are set forth in chapter 21.11, Downtown.
3. Zoning Map
The zoning districts are shown on the official zoning map (see section 21.01.050).
Procedures for amending the zoning map are in section 21.03.160, Rezonings (Zoning
Map Amendments).
B. Relationship to Overlay Districts
All lands within the municipality shall be designated as one of the base zoning districts set forth in
sections 21.04.020 through 21.04.060. In addition, some lands may be designated as one or more
of the overlay districts set forth in section 21.04.070. Where the property is designated as an
overlay district as well as a base zoning district, the regulations governing development in the
overlay district shall apply in addition to the regulations governing development in the underlying
base district. In the event of an express conflict between the two sets of standards, the standards
for the overlay district shall control.
(AO 2012-124(S), 2-26-13; AO 2013-117, 12-3-13; AO 2017-176, 1-9-18; AO 2020-38, 4-28-20)
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-3
26
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.030 Commercial Districts
21.04.030 COMMERCIAL DISTRICTS
A. General Purpose/Intent of Commercial Districts
The commercial and office zoning districts established in this section generally are intended to:
1. Provide appropriately located areas consistent with the comprehensive plan that provide a
full range of retail and service establishments and convenience and office uses needed by
the municipality, and protect such uses from the adverse effects of incompatible uses;
2. Provide adequate area to meet the needs of future commercial development;
3. Encourage the redevelopment, conversion, and reuse of underused commercial areas,
and discourage further geographic expansion of commercial areas not designated in the
comprehensive plan;
4. Minimize vehicle miles traveled and promote alternative transportation choices through the
concentration of commercial areas as designated in the comprehensive plan;
5. Promote the location of higher intensity commercial uses and traffic into those areas of the
municipality that are best developed for traffic and access;
6. Strengthen the municipality's economic base and provide employment opportunities;
7. Provide for commercial land uses that meet the needs of and attract regional and statewide
populations, in addition to local residents;
8. Allow and encourage residential development in conjunction with commercial development
in order to provide more housing choices and more efficient use of land;
9. Minimize land use impacts of commercial development on adjacent residential districts;
10. Protect stream corridors, wetlands, and other important natural resources from the adverse
impacts of commercial development; and
11. Provide sites for public and semi-public uses such as utilities and telecommunications
infrastructure needed to complement commercial development.
B. B-1A: Local and Neighborhood Business District
1. Purpose
The B-1A district is intended for small, compact commercial sites or areas within or
surrounded by residential areas. The district is applied to encourage the provision of small-
scale retail, office, and service uses compatible in scale and character with adjacent
residential uses, and providing services to the surrounding neighborhood. B-1A centers
are between one-half and two acres in size. Continuous retail frontages, largely
uninterrupted by driveways and parking, are encouraged. Uses are to be limited in intensity
to promote their local orientation, promote pedestrian access, reduce vehicle trips, and limit
adverse impacts on the surrounding area. Upper story residential uses are also allowed.
2. District -Specific Standards
a. Prohibitions
i. Drive-throughs are allowed only on those lots with frontage on and access
to an arterial street.
ii. Outdoor storage is prohibited in the B-1A district.
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-16
27
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.030 Commercial Districts
iii. Nonresidential development that does not have access from a street of
collector class or greater on the Official Streets and Highways Plan shall
not be open to the public between 10:00 p.m. and 7:00 a.m.
b. Gross Floor Area Limitations
The gross floor area of each allowed non-residential use is limited to 5,000
square feet per use, without any review beyond that required by table
21.05-1.
ii. Gross floor area of allowed non-residential uses between 5,001 and
10,000 square feet may be requested through a major site plan review.
The director may waive this requirement and only require the review in
table 21.05-1 if the applicant has demonstrated that the site design
mitigates any potential adverse effects to adjacent property in the form of
but not limited to traffic, parking, access and circulation, landscaping and
buffering, drainage and stormwater runoff, exterior lighting, dust, noise,
hours of operation, and demand on public facilities and services.
iii. Notwithstanding b.i. and b.ii., the maximum gross floor area of grocery or
food stores is 20,000 square feet without any review beyond that required
by table 21.05-1, provided that the overall site has a floor area ratio of at
least 0.35.
c. Mixed -Use Development
Mixed -use development in this district shall comply with the standards of
subsection G. below.
3. District Location Requirements
In addition to the general rezoning criteria, the following requirements shall apply in the
creation or expansion of the B-1A district:
a. The minimum contiguous area for a B-1A district shall be 11,500 square feet.
b. The maximum contiguous area for a B-1A district shall be 2.0 acres.
c. The subject property shall be in an established neighborhood commercial area or
an area designated in the comprehensive plan for neighborhood -scale
commercial.
C. B-1B: Community Business District
1. Purpose
The B-1 B district is intended for consumer -oriented business uses which serve the needs
of the surrounding community. The district is intended for small, compact sites at or near
the intersection of streets designated for collector (industrial -commercial), arterial, or
greater capacity on the Official Streets and Highways Plan.
2. District -Specific Standards
a. Prohibitions
Drive-throughs are allowed only on those lots with frontage on and access
to an arterial street.
ii. Outdoor storage is prohibited in the B-1 B district.
iii. Nonresidential development that does not have access from a street of
collector class or greater on the Official Streets and Highways Plan shall
not be open to the public between 10:00 p.m. and 7:00 a.m.
b. Gross Floor Area Limitations
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-17
28
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.030 Commercial Districts
i. The gross floor area of each allowed nonresidential use is limited to 10,000
square feet per use, without any review beyond that required by table
21.05-1.
ii. Gross floor area of allowed nonresidential uses between 10,001 and
20,000 square feet may be requested through an administrative site plan
review.
iii. Notwithstanding b.i. and b.ii., the maximum gross floor area of grocery or
food stores is 40,000 square feet without any review beyond that required
by table 21.05-1.
c. Mixed -Use Development
Mixed -use development in this district shall comply with the standards of
subsection G. below.
d. Nursing Facilities
Nursing facilities with up to 16 residents are a permitted use in the B-1B district.
Nursing facilities with more than 16 residents are allowed by conditional use
approval in the B-1 B district.
3. District Location Requirements
In addition to the general rezoning criteria, the following requirements shall apply in the
creation or expansion of the B-1 B district:
a. The minimum contiguous area for a B-1 B district shall be two acres.
b. The maximum contiguous area for a B-1 B district shall be 20 acres.
D. B-3: General Business District
1. Purpose
The B-3 district is intended primarily for general commercial uses in commercial centers
and areas exposed to heavy traffic. These commercial uses are intended to be located on
arterials, or within commercial centers of town, and to be provided with adequate public
services and facilities. They are subject to the public view and should provide an attractive
appearance with landscaping, sufficient non -motorized and motorized site access, and
controlled traffic movement. Environmental impacts should be minimized. Abutting
residential areas should be protected from potentially negative impacts associated with
commercial activity. While B-3 district areas shall continue to meet the need for auto -
related and other auto -oriented uses, it is the municipality's intent that the B-3 district also
shall provide for safe and convenient personal mobility in other forms. Planning and design
shall accommodate pedestrians and bicyclists. In addition to a wide range of commercial
office, retail and commercial services, other use categories such as residential and
community uses, and mixed -use projects, are allowed.
2. District -Specific Standards
a. Residential in B-3
The building height increase of subsection 21.04.0201.2.d. is available to
residential household living uses in the B-3 district.
b. Height Increase Permitted
Buildings in the B-3 district may exceed the maximum height established for areas
outside of Midtown in table 21.06-2, up to a maximum height of 70 feet, subject to
the following:
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-18
29
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.030 Commercial Districts
i. The development shall be within an area designated by the
comprehensive plan as a commercial center or other type of urban center
above the neighborhood scale.
ii. The development shall be subject to administrative site plan review and
section 21.07.070, Neighborhood Protection.
c. Conditional Height Increase
Buildings in the B-3 district may exceed the height increase permitted in subsection
2.b. above, up to a maximum height of 75 feet, subject to a conditional use review
and the following additional approval criteria:
i. The development is within an area designated by the comprehensive plan
as a commercial center, town center, or other type of urban center above
the neighborhood scale.
ii. The building height, massing, and intensity of use is consistent with any
applicable area -specific element of the comprehensive plan.
iii. The building complies with subsections 21.04.030G.3. and 7., and any
additional placement and orientation conditions determined by the
conditional use review.
d. Mixed -use development in this district shall follow the standards of subsection H.
below.
3. District Location Requirements
a. Establishment of the B-3 district or changes to existing B-3 district boundaries shall
meet the general rezoning criteria of this code and shall not be expanded along
street corridors or into surrounding neighborhoods unless consistent with the
comprehensive plan.
b. Future rezonings to B-3 shall take into consideration the desirability of B-3 being
located on arterials and being served with adequate public services and facilities.
E. RO: Residential Office District
1. Purpose
The RO district is intended to provide areas for professional, business, and medical service
(outpatient) office uses, or areas with a compatible mix of office and residential uses. The
district provides for small- to medium-sized office buildings, often in transition locations
between residential areas and more intense commercial uses and road traffic, or in
commercial locations inappropriate for auto -oriented retail uses or intense mixed -uses. The
district allows multifamily residential, group living, and visitor accommodations.
2. District -Specific Standards
a. Limitations on Retail Uses
Any uses allowed by table 21.05-1 and categorized by this code as "entertainment
and recreation," "personal services, repair, and rental," or "food and beverage
service" may be located in the RO district only within a building that also contains
office, health services, and/or residential uses, except that "food and beverage
kiosk" may be located in a stand-alone building on those lots with frontage on a
street of collector classification or higher. Such commercial uses shall be limited
to 25 percent of the gross floor area of the building. No outdoor storage or
merchandise display is allowed.
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-19
30
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.030 Commercial Districts
b. Limitations on Visitor Accommodations
Any uses categorized by this code as "visitor accommodations" and allowed by
table 21.05-1 shall comply with the multifamily residential design standards set
forth in subsection 21.07.110C.
c. Residential in RO
Residential household living uses in the RO district shall be subject to the R-4
related FAR provisions in subsection 21.04.0201.2.c. The building height increase
of subsection 21.04.0201.2.d. is available to residential household living uses in the
RO district.
d. Conditional Building Height Increase
Buildings with nonresidential or group living uses in the RO district may exceed the
maximum height established in table 21.06-2, up to a maximum total height of 65
feet, not to exceed 4 stories of non-residential, subject to a conditional use review
and the following additional approval criteria:
i. The property is located in a major employment center designated in the
comprehensive plan for Downtown, Midtown, or the U-Med District;
ii. The proposed building height, massing, and intensity of use is consistent
with the neighborhood- or district -specific comprehensive plan element
applicable to the area;
iii. The property is not adjacent to any residential district other than the R-4
or R-4A districts; and
iv. The property is not adjacent to any property designated for medium
density or lower density residential uses in the comprehensive plan.
3. District Location Requirements
In addition to the general rezoning approval criteria, the following requirements shall apply
to the creation or expansion of the RO district:
a. New RO zones shall be located in areas intended principally for low -intensity office
uses, or in locations where the development buffers residential neighborhoods
from heavy volumes of traffic or more intense commercial retail activity.
b. Where a new or enlarged RO district is adjacent to existing residentially zoned
areas, adequate area shall be provided for buffering or other site design
requirements necessary to achieve compatibility.
c. The RO district shall not be located in or expand into areas that are designated
residential in the comprehensive plan.
F. MC: Marine Commercial District
1. Purpose
The MC district is intended primarily for commercial water -dependent uses and is located
as designated in the comprehensive plan. Water -related uses may be allowed as
conditional uses. Emphasis is on development flexibility of water -dependent and water -
related commercial uses and on public access to the waterfront and Ship Creek.
2. District -Specific Standards
Applicants for allowed uses as listed in table 21.05-1 shall demonstrate, to the satisfaction
of the director, that they are water -dependent and/or water -related, before applying for any
required permits or entitlements.
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-20
31
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.030 Commercial Districts
G. Standards for Mixed -Use Development in the B-IA and B-1B Districts
1. Applicability
This section applies to developments that create a mix of residential with commercial or
public/institutional primary uses in the B-1A and B-1B districts.
2. Maximum Residential Use
An administrative site plan review is required if residential uses occupy greater than 50
percent of the gross floor area of the development as depicted on a site plan. In no event
shall the residential use occupy more than 65 percent in the B-1A district.
3. Floor Area Ratio (FAR) Incentives
Floor area ratio (FAR) incentives are offered to encourage residential development and
other features of benefit to the public in mixed -use development. Mixed -use developments
may have a floor area ratio of up to 0.5 in the B-1A and B-1B districts by -right. This may
be increased by up to two times through the following provisions, subject to section
21.06.030C. These incentives provide for an incremental increase in the floor area of a
development in exchange for increases in one or more of the following special features:
a. Bonus for Housing
Two square feet of additional floor area is allowed per gross square foot of housing
unit floor area, up to a maximum increase of 0.5 far.
b. Bonus for Open Space
One square foot of additional floor area is allowed per square foot of additional
open space. This space shall meet the standards of subsection 21.07.030D. and
be in addition to any open space required by section 21.07.030. The floor area
bonus increases to two square feet for open space that meets the standards for
high quality spaces in subsection 21.07.030D.6.
c. Bonus for Below Grade Parking
Two square feet of additional floor area is allowed per gross square foot of below
grade parking floor area, up to a maximum increase of 0.75 FAR. The floor area
bonus increases to four square feet on the second parking level below grade.
d. Bonus for Affordable Rental Housing
Four square feet of additional gross floor area is allowed per square foot of
affordable rental housing unit floor area, up to a maximum increase of 1.0 FAR.
The affordable housing units shall be consistent with the standards of 21.07.110H.,
Affordable Housing. A housing unit receives this affordable housing bonus instead
of the housing bonus in subsection 3.a. above.
e. Bonus for Enhanced Sidewalk/Walkway Widening
Two square feet of additional floor area is allowed per square foot of area provided
as part of a primary pedestrian walkway or enhanced sidewalk that meets the
requirements of subsections 21.07.060F.4. or 21.07.060F.16.
f. Bonus for Pedestrian -Interactive Use
Three square feet of additional floor area is allowed per each square foot of
ground -floor space which is to be occupied by a pedestrian -interactive use that
meets the standards of subsection 21.07.060F.15.
g.
Bonus for Upper Level Setbacks/Step Backs for Sunlight Access
A floor area bonus equal to one-third of the sum of step back areas on each upper
floor where the step back is at least 16 feet from the face of the building at the floor
immediately below, such that the floor's existence does not increase the amount
of shadowing on surrounding residences, private open spaces, sidewalks, schools,
or parks on March/September 21, from 9:00 a.m. to 3:00 p.m. solar time.
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-21
32
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.030 Commercial Districts
h. Bonus for Wrapped Parking
One square foot of additional floor area is allowed per each square foot of habitable
floor area around a wrapped parking structure that conforms to subsection
21.06.030E.2.g., up to a maximum increase of 0.5 FAR.
4. Building Height Increase
Buildings may exceed the district height limits established in table 21.06-2, up to a
maximum total height of 35 feet or three stories in the B-1A district and 45 feet or four
stories in the B-1B district, subject to the following:
a. The development shall participate in at least one of the FAR incentives provided
in subsection G.3. above;
b. The full length of the street facing building elevation shall be a residential or
commercial use with habitable floor area, except for vehicle and pedestrian
entrances and exits. If a site has more than two street frontages, this requirement
shall apply to building elevations on only two frontages;
c. The development shall be subject to administrative site plan review, unless a
higher level of review is already required;
d. All floor area provided by the height increase shall be for residential uses or for
uses that only serve the residents of the building; and
e. This height increase shall not be used in conjunction with section 21.06.030D.,
Height Adjustments, to achieve more than 35 feet of building height in the B-1A
district.
5. Enhanced Street Sidewalk
An enhanced street sidewalk may be provided in lieu of required sidewalks and site
perimeter landscaping, as defined in 21.07.060G.20.
H. Standards for Mixed -Use Development in the B-3 District
1. Applicability
This section applies to developments that create a mix of residential with commercial or
public/institutional primary uses in the B-3 district.
2. Floor Area Ratio (FAR) Incentives
a. The floor area ratio (FAR) and bonus provisions set out in subsection G.3. above
apply.
b. In addition to the bonus features available in subsection G.3. above, a floor area
bonus equal to ten percent of the lot area (0.10 FAR), but in no case to exceed
10,000 square feet, is allowed if a wind tunnel test is performed and the wind speed
criteria meeting the specifications of subsection 21.07.120C. are incorporated into
the design of a multistory building development to improve microclimatic
conditions.
3. Enhanced Street Sidewalk
An enhanced street sidewalk may be provided in lieu of required sidewalks and site
perimeter landscaping, as defined in 21.07.060G.20.
(AO 2012-124(S), 2-26-13; AO 2013-117, 12-3-13; AO 2014-132, 11-5-14; AO 2017-58, 4-11-17; 2019-11,
2-12-19; AO 2022-80(S), 11-22-22; AO 2023-77 7-25-23; AO 2023-50, 7-11-23; AO 2024-24, 4-23-24; AO
2024-102, 1-7-25)
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-22
33
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.070 Overlay Zoning Districts
21.04.070 OVERLAY ZONING DISTRICTS
A. General Purpose/Intent
As noted in subsection 21.04.010B., the overlay zoning districts of this section apply in combination
with the underlying base zoning districts and impose regulations and standards for specific areas
in addition to what is required by the base districts. The requirements of an overlay district shall
apply whenever they are in conflict with those in the base district. The following overlay district is
established:
1. Commercial center overlay district.
B. Creation, Alteration, or Elimination of Overlay Districts
The creation, alteration, or elimination of an overlay district is a rezoning and is governed by the
provisions of section 21.03.160H., Rezonings to Create, Alter, or Eliminate Overlay Districts.
C. Commercial Center Overlay
1. Purpose
This is a zoning tool to make the provisions and incentives of sections 21.04.030G. and H.
available to all uses and establishments within a participating commercial area in the B-
1A, B-1B, and B-3 districts. This tool increases the variety of development opportunities
by enabling different uses, functions, and scales of development to interact together,
through a shared set of standards that encourage improvements towards a more vibrant,
cohesive center.
This overlay is to be applied only in commercial centers identified in the comprehensive
plan, such as in a neighborhood or district plan identifying a neighborhood center or larger
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-27
34
EXAMPLES FROM OTHER CITIES
Chapter 21.04: Zoning Districts
Sec. 21.04.070 Overlay Zoning Districts
center. An organization or group of property owners may choose to take advantage of
these provisions.
Making these incentives available to all uses within a defined area strengthens the city's
economic base by encouraging more commercial growth and efficient use of existing
infrastructure and land supply, in specified urban centers. It provides employment
opportunities and services closer to home and reduces vehicle miles travelled in the
surrounding area; and encourages enhanced connections and access among different
uses and to adjacent neighborhoods.
2. Applicability
a. This section applies to all uses in a B-1A, B-1B, or B-3 district that are within
boundaries of the commercial center overlay.
b. Uses in the 1-1 or 1-2 district located in commercial centers identified in the
comprehensive plan may also be a part of a commercial center overlay, under the
conditions that apply to the B-3 district. 1-1 and 1-2 properties in the commercial
center overlay are subject to the land use regulations applicable to the B-3 district,
including for example allowed uses and dimensional and development standards,
except where in conflict with the provisions of this overlay.
3. Provisions of Sections 21.04.030G. and H. Apply Generally
The commercial center overlay district does not require developments to be mixed -use or
include residences. The provisions of sections 21.04.030G. and H. apply generally to all
uses in their respective B-1A, B-1B, or B-3 districts, except as provided otherwise below.
4. Uses Prohibited
Notwithstanding table 21.05-1, the following uses are prohibited: self -storage facilities,
vehicle sales and rentals, major vehicle service and repair, data processing facilities;
commercial food production, and snow disposal sites.
5. Dimensional Standards
Uses in the B-1 B district are exempt from the gross floor area limitations of section
21.04.030C.2.b., provided that an individual use occupies no more than 60,000 square
feet of gross floor area.
6. Building Entrances
a. Buildings located at or within the maximum setback line shall have at least one
primary entrance located within 20 feet of the maximum setback line.
b. Buildings not located at the maximum setback line shall have at least one primary
entrance located within 20 feet of a public right-of-way, a primary circulation drive,
or a primary pedestrian walkway.
7. Sidewalks and Walkways
Sidewalks and walkways extending along public streets, primary circulation drives, or
commercial building storefronts shall have an unobstructed clear width of at least six feet.
(AO 2012-124(S), 2-26-13; AO 2013-117, 12-3-13; AO 2022-80(S), 11-22-22; AO 2023-50, 7-11-23)
Title 21: Land Use Planning January 7, 2025
Anchorage, Alaska Page 4-28
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Plat Map Training
What Is a Plat Map?
A plat map is a guide to a tract of surveyed land created by licensed surveyors. They are a
blueprint containing detailed property information used by a variety of interested parties.
• Plat maps provide an accurate description of a section of land, access ways, and things
on the tract.
• They are meant to prevent trespass of private property by unauthorized persons.
• They ensure land for public use remains public.
• Plats ensure lots comply with zoning rules and restrictions.
• A plat map ensures all property owners have access to utilities.
What Can You Find on a Plat Map?
• Tract orientation - a plat map indicates the property's directional orientation.
• Placement of property lines
• Easements within a subdivision - plat maps show the easements associated with a
property. The information is compared with deed documents to show legal land use.
• The dimensions of the subdivision and each part of the lot/tract intended for public use.
• Right-of-ways such as alleys or streets, as well as other physical features of the land.
Why Do You Need a Plat Map?
A plat map contains all the details required to subdivide, merge, or develop a property. It
contains the property divisions to consult when selling or transferring ownership of a property.
A plat map also defines property dimensions to guide the development of natural resources or
constructing new buildings. It's used to show access to city sewer and water supplies and to
double-check other land documents for accuracy.
Who Uses Plat Maps?
Land developers, planners, real estate agents, oil and gas companies, and others who require
the information in their work.
There are five types of plat maps to serve different purposes.
• Amending plat - records small corrections to an existing plat map.
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• Plat of subdivision - records when a landowner divides a tract into smaller parcels.
• Plat of consolidation - records when a landowner consolidates several pieces of adjacent
land owned into a single parcel.
• Vacating plat - legally cancels a prior plat.
• Short plat - used for subdividing land into four or fewer separate parcels.
How to Read a Plat Map
Key Elements to Locate
• Lot/Tract numbers
o Each piece of land is assigned a unique number, often in bold or underlined text
in the center of the parcel
• Property boundaries
o Solid lines represent the boundaries of lots or tracts, defining the perimeter of
each property
• Streets (right-of-ways)
o Streets are typically shown as two parallel lines and their names are often
indicated
• Easements
o These are rights to use someone else's land for a specific purpose such as utilities
or access, and are marked with symbols or notations (e.g., dotted lines, shaded
areas)
• Dimensions
o Along the property lines, you will find numbers indicating lot dimensions.
• Legend
o There will be a legend or key to explain the symbols and notations used on the
map
• Scale
o The scale is the ratio between the distance on the map and the distance of the
actual property.
https://info.courthousedirect.com/blog/bid/382156/what-is-a-plat-map-the-basics-you-should-
know
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