TABLE OF CONTENTS CHAPTER 21.01: GENERAL …

1 Title 21: Land Use Planning December 9, 2018 Anchorage, Alaska TABLE of CONTENTS Page 1 TABLE OF CONTENTS CHAPTER : GENERAL PROVISIONS TITLE AND EFFECTIVE DATE .. 1-2 AUTHORITY .. 1-2 PURPOSE OF THIS TITLE .. 1-2 APPLICABILITY AND JURISDICTION .. 1-3 A. GENERAL .. 1-3 B. Application to Governmental Units .. 1-3 C. Compliance 1-3 OFFICIAL ZONING MAP .. 1-3 A. Incorporation Into this Ordinance .. 1-3 B. Changes to Official Zoning Map .. 1-3 C. Interpretation of District 1-3 CONFLICTING PROVISIONS .. 1-4 A. Conflict with Other Public Laws, Ordinances, Regulations, or Permits .. 1-4 B. Conflict with Private Agreements .. 1-4 SEVERABILITY .. 1-4 A. Invalidating a Provision .. 1-4 B. Invalidating the Application of a Provision .. 1-5 C. Invalidating a Condition .. 1-5 COMPREHENSIVE PLAN .. 1-5 A. Purpose.

2 1-5 B. Elements .. 1-5 C. Periodic Review .. 1-7 D. Implementation Conformity to Plans .. 1-7 TRANSITIONAL PROVISIONS .. 1-7 A. Violations Continue .. 1-8 B. Special Limitations .. 1-8 C. Uses, Characteristics of Use, Structures, and Lots Rendered Lawful .. 1-8 D. Uses, Structures, and Lots Rendered Nonconforming .. 1-8 E. Processing of Applications Commenced or Approved Under Previous Ordinances .. 1-8 CHAPTER : BOARDS, COMMISSIONS, AND MUNICIPAL ADMINISTRATION PURPOSE .. 2 TABLE OF DECISION AND REVIEW AUTHORITY .. 2 PLANNING AND ZONING COMMISSION .. 5 A. Recommendation to the Assembly .. 5 B. Decision-Making Authority .. 6 Title 21: Land Use Planning December 9, 2018 Anchorage, Alaska TABLE of CONTENTS Page 2 C. Other Powers and Duties .. 6 URBAN DESIGN COMMISSION .. 6 A. Decision-Making Authority .. 6 B.

3 Other Powers and Duties .. 7 PLATTING BOARD .. 8 A. Decision-Making Authority .. 8 B. Other Powers and Duties .. 9 ZONING BOARD OF EXAMINERS AND APPEALS .. 9 A. Decision-Making Authority .. 9 B. Other Powers and Duties .. 9 C. Subpoenas .. 10 BOARD OF ADJUSTMENT .. 10 A. Powers and Duties .. 10 B. Subpoenas .. 10 GEOTECHNICAL ADVISORY COMMISSION .. 10 A. Powers and Duties .. 10 ASSEMBLY .. 10 A. Decision-Making Authority .. 10 B. Land Use Procedure .. 11 MUNICIPAL STAFF .. 11 CHAPTER : REVIEW AND APPROVAL PROCEDURES PURPOSE AND STRUCTURE OF THIS CHAPTER .. 3-5 COMMON PROCEDURES .. 3-5 A. Applicability .. 3-5 B. Pre-Application Conferences .. 3-5 C. Community Meetings .. 3-7 D. Authority to File Applications .. 3-9 E. Application CONTENTS , Submittal Schedule, and Fees .. 3-9 F. Verification of Application Completeness.

4 3-9 G. Additional Information .. 3-10 H. Notice .. 3-10 I. Departmental Report .. 3-14 J. Referrals .. 3-14 K. Concurrent Processing .. 3-14 L. Postponements .. 3-14 M. Conditions of Approval .. 3-15 N. Decision .. 3-15 O. Lapse of Approval .. 3-15 P. New Application Required .. 3-15 ADMINISTRATIVE PERMITS .. 3-15 A. Applicability .. 3-15 B. Administrative Permits .. 3-16 C. Regulations .. 3-16 Title 21: Land Use Planning December 9, 2018 Anchorage, Alaska TABLE of CONTENTS Page 3 D. Appeals .. 3-16 ALCOHOL SPECIAL LAND USE PERMIT .. 3-16 A. Applicability .. 3-16 B. GENERAL Standards .. 3-17 C. Application and Review Procedure .. 3-17 APPEALS .. 3-18 A. Appeals to Board of Adjustment .. 3-18 B. Appeals to Zoning Board of Examiners and Appeals .. 3-24 C. Appeal of Director s Decision .. 3-26 D. Judicial Appeals Judicial Review Authorized.

5 3-26 CERTIFICATE OF ZONING COMPLIANCE .. 3-26 A. Purpose .. 3-26 B. Applicability .. 3-26 C. Issuance .. 3-26 COMPREHENSIVE PLAN AMENDMENTS .. 3-27 A. Purpose and 3-27 B. Levels of Plan Review .. 3-27 C. Procedure for Substantive Amendments .. 3-28 D. Procedure for Cosmetic Amendments .. 3-30 CONDITIONAL USES .. 3-31 A. Purpose .. 3-31 B. Applicability .. 3-31 C. Procedure .. 3-31 D. Approval Criteria .. 3-32 E. Amendments to Approved Conditional Uses .. 3-32 F. Platting for Conditional Uses .. 3-33 G. Conditional Use for a Business-Industrial Park Planned Unit Development .. 3-33 FLOOD HAZARD PERMITS .. 3-34 A. Applicability .. 3-34 B. Application CONTENTS .. 3-34 C. Evaluation; Additional Information .. 3-34 D. Criteria for Issuance .. 3-35 E. Time for Acting on Application .. 3-35 F. Notice on Subdivision Plats.

6 3-35 G. Appeals .. 3-35 LAND USE PERMITS .. 3-35 A. Purpose .. 3-35 B. Applicability .. 3-35 C. Procedures .. 3-36 D. Approval Criteria .. 3-37 E. Improvements Associated with Land Use Permits .. 3-37 MARIJUANA SPECIAL LAND USE PERMIT .. 3-40 A. Purpose .. 3-41 B. Applicability .. 3-41 C. Application and Review Procedures .. 3-41 MASTER PLANNING, 3-45 A. Purpose .. 3-45 Title 21: Land Use Planning December 9, 2018 Anchorage, Alaska TABLE of CONTENTS Page 4 B. Applicability .. 3-45 C. Institutional Master Plan Requirements .. 3-45 D. Procedures for Master Plan Approval .. 3-48 E. Approval Criteria .. 3-49 F. Compliance with Institutional Master Plan .. 3-50 G. Modifications to Approved Institutional Master Plans .. 3-50 MINOR MODIFICATIONS .. 3-51 A. Purpose and 3-51 B. Applicability .. 3-51 C. Procedure.

7 3-52 D. Approval Criteria .. 3-52 NEIGHBORHOOD OR DISTRICT PLANS .. 3-53 A. Purpose and Authority .. 3-53 B. Plan Submittal .. 3-54 C. Threshold Review and Determination .. 3-54 D. Standards .. 3-54 E. Plan Distribution and Review .. 3-56 F. Planning and Zoning Commission Review .. 3-56 G. Assembly Adoption .. 3-57 H. Review and 3-57 PUBLIC FACILITY SITE SELECTION .. 3-57 A. Purpose .. 3-57 B. Applicability .. 3-58 B. Community Meeting .. 3-58 C. Required 3-58 D. Public Notice .. 3-58 E. Departmental Review .. 3-59 F. Planning and Zoning Commission .. 3-59 G. Assembly Action .. 3-59 H. Approval Criteria .. 3-59 I. Request for Assembly Hearing .. 3-60 RECORD OF SURVEY MAPS .. 3-60 A. Purpose and Authorization .. 3-60 B. Use of Record of Survey Maps .. 3-60 C. Application 3-60 D. Monuments.

8 3-60 E. Approval .. 3-60 F. Appeals .. 3-61 REZONINGS (ZONING MAP AMENDMENTS) .. 3-61 A. Purpose and 3-61 B. Minimum Area Requirements .. 3-61 C. When a Comprehensive Plan Map Amendment is Required .. 3-61 D. GENERAL Procedure .. 3-61 E. Approval Criteria .. 3-64 F. Flexibility of Interpretation .. 3-64 G. Rezonings with Special Limitations .. 3-65 H. Rezonings to Create, Alter, or Eliminate Overlay Districts .. 3-66 I. Rezoning to Planned Community Development District (PCD) .. 3-67 SIGN PERMITS .. 3-70 A. Applicability .. 3-70 Title 21: Land Use Planning December 9, 2018 Anchorage, Alaska TABLE of CONTENTS Page 5 B. Approval Requirements for Signs .. 3-70 C. Application 3-70 D. Review and Approval .. 3-70 E. Appeals .. 3-70 SITE PLAN 3-70 A. Purpose .. 3-70 B. GENERAL Applicability .. 3-71 C. Administrative Site Plan Review.

9 3-71 D. Major Site Plan Review .. 3-71 E. Expiration .. 3-72 F. Approval Criteria .. 3-73 G. Platting for Site Plans .. 3-73 H. Amendments to Approved Site Plans .. 3-73 STREET NAME ALTERATIONS .. 3-73 A. Generally .. 3-74 B. Procedure .. 3-74 STREET AND TRAIL REVIEW .. 3-75 A. Purpose .. 3-75 B. Street Review .. 3-75 C. Trail Review .. 3-78 SUBDIVISIONS .. 3-79 A. Purpose .. 3-79 B. Applicability .. 3-79 C. Review and Approval of Subdivision Plans .. 3-81 D. Abbreviated Plat Procedure .. 3-86 E. Commercial Tract Plats .. 3-87 F. Right-of-Way Acquisition Plat .. 3-89 G. Modification or Removal of Plat Notes .. 3-89 TITLE 21 TEXT AMENDMENTS .. 3-90 A. Purpose and 3-90 B. Procedure .. 3-90 C. Approval Criteria .. 3-92 USE CLASSIFICATION REQUESTS .. 3-92 A. Purpose and Applicability .. 3-92 B.

10 Procedures for Use Classification Request .. 3-92 C. Standards for Review .. 3-93 D. Effects of Findings by the Director .. 3-94 E. Official Record of Use Classification Determinations .. 3-94 VACATION OF PUBLIC AND PRIVATE INTEREST IN LANDS .. 3-94 A. Authority .. 3-94 B. Application 3-94 C. Decision-Making Responsibilities for Vacations .. 3-94 D. Action .. 3-95 E. Approval Period .. 3-95 F. Appeals .. 3-95 G. Title to Vacated 3-95 VARIANCES .. 3-96 A. Purpose and 3-96 Title 21: Land Use Planning December 9, 2018 Anchorage, Alaska TABLE of CONTENTS Page 6 B. Decision-Making Bodies for Variance Requests .. 3-96 C. Application 3-97 D. Public Notice .. 3-97 E. Departmental Review .. 3-97 F. Action by the Decision-Making Body .. 3-97 G. Approval Criteria .. 3-98 H. Lapse of Approval .. 3-99 I. Appeals.