OPINION: RCCC challenges broad rezoning and planning changes

By: David Nyman

The Rabbit Creek Community Council voted at their Feb. 8 meeting to oppose the implementation of Assembly Ordinance 87(S), which would consolidate residential zoning districts across the Anchorage Bowl.

The RCCC opposes the area-wide residential rezoning on numerous grounds, as summarized in this document and its attachments. https://www.dropbox.com/scl/fi/y5j5lyrt3uaph5qz4i00e/all-RCCC-w-attach.pdf?rlkey=b3v7v9f0txmh66fz9so18vyov&dl=0

The RCCC says 87(S) is not ready for a decision and that insufficient information prevents accurate scrutiny under rezoning criteria of 21.03.160.E 

The RCCC says that the Assembly’s areawide rezoning is premised on a false claim that current zoning in Anchorage is a cause of housing unaffordability.

A garage and accessory dwelling unit under construction in South Addition, Anchorage. (Photo by Ray Brudie)

RCCC maintains there is no data to verify current Anchorage zoning is responsible: rather, housing affordability is a nationwide issue, driven by high mortgage rates, supply issues and other external factors. Rezoning is a recent strategy in other cities, but there is no data to demonstrate significant decreases in housing cost as a result. 

The RCCC believes that 87(S) fails to comply with many of the stated purposes of the Anchorage land use code, AMC Title 21, including: efficient use of existing infrastructure; promoting development in city centers and infill areas for efficient travel patterns; and promoting development patterns that protect and enhance distinctive neighborhoods. 

RCCC analysis shows the proposed 87(S) does not meet rezoning criteria approval under Title 21.03.160.E. nor does it conform to the comprehensive plan and map.

Any proposed rezoning must avoid a land use pattern that is contrary to the comprehensive plan; 87(S) does the opposite, creating urban sprawl and increasing density in areas that lack sufficient infrastructure. 

The RCCC continues to point out that 87(S) does not comply with the Land Use Plan. The LUP calls for targeted rezoning and explicitly, "does not recommend area wide rezoning". 

Further, RCCC maintains that 87(S) does not comply with the 2020 Anchorage Comprehensive Plan which calls for targeted rezoning in specific residential and commercial areas and not areawide rezoning and re-combining of all residential zones.

Of importance to the RCCC hillside, 87(S) does not comply with the Hillside District Plan. 87(S) would rezone the entire hillside into one zone. 

The RCCC’s document is thorough and has recommended actions for the Planning and Zoning Commission as follows: 

1. Obtain a legal determination whether 87(S) can be evaluated under Title 21.03.060 as a standard rezoning action.

2. Suspend the 87(S) rezoning efforts and fund a 2050 Comprehensive Plan with broad public outreach and data driven staff analysis.

3. Suspend the 87(S) until the planning staff and public have the data and all the accompanying regulatory changes to analyze these zoning changes. 

The RCCC is prepared for the Planning and Zoning Commission meeting March 18 at 6:30 p.m. in the Assembly’s Chambers at the Loussac Library with a work session slated for 5:30 to 6:30 p.m.