Title 21 R-2 Zones Bulk and Height Amendment 

This is a text amendment to the Title 21 building bulk and height regulations in the R-2A, R-2D, and R-2M residential zoning districts (R-2 zones). It aims to support more efficient housing development in the R-2 zones by allowing exceptions from the 2½-story height limit.  It allows ​​3-story buildings on R-2 zoned properties at transitions to higher-intensity zoning districts, on large development properties, and in several other situations that minimize potential height and bulk impacts.  Where allowed, 3-story buildings will be subject to additional height/bulk transition standards to mitigate potential impacts in existing R-2 neighborhoods. 

This project helps carry out Actions 4-4 and 7-2 of the Anchorage 2040 Land Use Plan.

Project Contact:  Tom Davis, Senior Planner, at 343-7916 or tom.davis@anchorageak.gov

Project Update: R-2 Zones Amendment Adopted; Becomes Effective on May 26

On April 26, 2022, the Anchorage Assembly adopted AO 2022-36, the amendment to the R-2 zones height and bulk standards .  The Public Hearing Draft ordinance was adopted by the Assembly without changes, as approved by the Planning and Zoning Commission on December 6, 2021 (PZC Case No. 2021-0111).

The amended Title 21 R-2 zones regulations will become effective on Thursday, May 26, 2022. Title 21 regulations that have applied to properties in the R-2A, R-2D, and R-2M districts prior to Assembly adoption of AO 2022-36 will continue to apply to all applications filed for development or land use entitlements until the close of business on Wednesday, May 25.  Applications filed on or after Thursday, May 26, will be reviewed under the amended Title 21 R-2 zones regulations.

A lunchtime information session for design and development professionals took place on Tuesday, May 17.  The information session covered the code amendments and provided question-answer opportunities. The presentation and video recording from the information session are below:


April 2022 Assembly Public Hearing Draft Materials

​​2021 PZC Public Hearing Draft Materials

The 2021 Public Hearing Draft amendment to the R-2 zones height and bulk standards was released on September 3 for a two-month public review period (PZC Case No. 2021-0111).  The Planning and Zoning Commission held a public hearing on November 1 and recommended approval on December 6, 2021. 

Fall 2021 Presentations


​2019 Public Hearing Draft (Archive)  

Compatible-Scale Infill Housing (R-2 Zones)

A previous public hearing draft of the R-2 text amendment underwent public review in 2019 and a public hearing at the Planning and Zoning Commission (PZC) on March 4, 2019.   Following are an archived project flyer and presentation regarding the 2019 public hearing draft.  

March 4, 2019 Public Hearing Draft Amendment -- PZC Case No. 2019-0009 Archived Materials 

The Planning Department released a Public Hearing Draft of the R-2 zones bulk and height amendments on December 10, 2018, for public review and comment. The materials came forward as PZC Case No. 2019-0009.  The Planning and Zoning Commission (PZC) held a public hearing regarding the Public Hearing Draft amendments on March 4, 2019.​  After receiving testimony, the PZC closed the hearing and postponed its deliberations to an undetermined date.  The PZC identified issues of concern and requested the Planning Department staff to consult further with members of the public and stakeholder organizations, conduct further research and address the public comments, and finally return to PZC with proposed changes to the draft ordinance.  Planning staff conducted further site testing results, met with the public at a May 14, 2019 Open House at Spenard Recreation Center, and held further consultations with the Anchorage Homebuilders Association and several concerned community ​councils in 2019 and early 2020. The project was placed on hold in March 2020 with the onset of the COVID-19 pandemic.

Following are archived public information materials regarding the 2019 public hearing draft.  

Following are the archived 2019 public hearing draft documents for Planning and Zoning Commission Case No. 2019-0009, which the public reviewed and commented on for the March 4, 2019 PZC hearing.  The public hearing draft materials below are archived for historical reference only, and are superseded by the 2021 public hearing draft materials.  The Comprehensive Plan policy guidance in Exhibit D and public comments in Exhibit E below have helped shape the 2021 public hearing draft.

2019 DRAFT Adopting Ordinance  

2019 Exhibit A:  Staff Report 

       - Appendix A-1, FAR Research

        -Appendix A-2, Site Testing

        -Appendix A-3, Solar Access Step-Back 

2019 Exhibit B: Zoning Code Amendments (annotated) 

2019 Exhibit C:  Draft PZC Resolution (working draft material; requested by PZC chair)

2019 Exhibit D:  Policy Guidance from the Comprehensive Plan

2019 Exhibit E:  Public Comments Received (updated 3/18/2019)   

2019 Exhibit F:  Comment Issue-Response (updated 2/27/2019) 


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