Title 21 R-2 Zones Bulk and Height Amendment 

This project is a text amendment to the Title 21 land use regulations that limit the bulk and height of housing 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, subject to additional standards for 3​-story developments to complement existing R-2 neighborhoods. 

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

In response to public comments, a 20​21 Public Hearing Draft amendment has been released for public review (see Project Update below).  The 2021 Public Hearing Draft is re-worked from a previous public hearing draft that was reviewed in 2019.  The 2021 Public Hearing Draft amends the 2½-story​​ height limit in the R-2 districts to allow ​​3-story buildings 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 would be subject to additional height/bulk transition standards to mitigate potential impacts in existing R-2 neighborhoods. 

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

Project Update - October 25, 2021

Planning and Zoning Commission Work Session and Public Hearing

  • Monday, November 1, 2021
        5:30 p.m., Work Session
        6:30 p.m., Regular Meeting

  • The Staff Packet:  PZC Case 2021-0111​

Recent ​Public Information Meeting 

The following virtual meetings were held​ to learn more about the ordinance and to ask questions of the project team.

  • Wednesday, September 29, 12:00 noon-1:00 p.m.
    (rescheduled to October 6)

  • Tuesday, October 5, 6:30-7:30 p.m.​

    Microsoft Teams:
       Join on your computer or mobile app: 
    Click here to join the meeting
       Or call in (audio only): 907-519-0237Phone Conference ID: 173 289 869# 

  • Wednesday, October 6, 12:00 noon-1:00 p.m.

    Microsoft Teams:
       Join on your computer or mobile app: Click here to join the meeting
       Or call in (audio only): 907-519-0237, Phone Conference ID: 703 045 835#

 If you wish to arrange another consultation meeting or an appearance by the project staff at your organization, please contact Tom Davis, Senior Planner, at 343-7916 or tom.davis@anchorageak.gov .

​​2021 Public Hearing Draft Amendment Available for Public Review

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.  A Planning and Zoning Commission public hearing is scheduled for November 1, 2021.  The Planning Department is seeking comments on the following Public Hearing Draft materials: 

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) 


Return to the main Anchorage 2040 Implementation page.