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We value your input as it will help us improve citizen participation in the planning process. This form is to give you the opportunity to provide us your comments regarding a specific variance, zoning or platting case.

** Your comments will become part of the public record for the case **

Questions? If you have questions regarding a case, please contact Zoning at 907-343-7943
or Platting & Variances at 907-343-7942.


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Submitted comments will appear below after staff approval.
Paul Hatcher	2/23/2026 1:08:32 PM
Paul Hatcher President, Patterson Townhouse Condominiums Association To the Planning and Zoning Commissioners, You will be hearing case 2025-0138 tonight regarding 10 sites. The site I am addressing is #7 (South Central Foundation) at the corner of Patterson Street and Tudor Road. The case before you concerns changing this site from the Neighborhood Center designation in the 2040 Comprehensive Plan to the Main Street Corridor designation. This parcel is currently zoned B-3SL (AO 85-104). These special imitations were placed on this parcel 41 years ago because the code prohibited certain uses. Today, the majority of those uses are permitted by right in the B-1B zoning district, which is one of the recommended zoning districts for the Neighborhood Center designation, which this clearly is by definition in the 2040 Comprehensive Plan. In April of this year, the Anchorage Assembly passed changes in Title 21 allowing parcels to rezone for $200.00 that implement the 2040 Comprehensive Plan or remove a Special Limitation. South Central Foundation could have applied for that and removed their Special Limitation and zoned this parcel to B-1B while retaining all existing structures and uses. This would have eliminated the need for a public hearing site review before the Planning and Zoning Commission, before any expansion of the existing structure or external new construction. This property came before this commission in 2024 as a condition of the Special Limitations with a Major Site Plan Review to build a greenhouse. This site is unique and going to get even more unique with the proposed Alaska Department of Transportation & Public Facilities (AKDOT&PF) construction along Tudor Road. This site currently has an access easement in the southwest corner to provide access to the 20 condos abutting the west property line, which are not part of our association. This is their only access in and out of this site. AKDOT&PF is proposing to install a center median restricting all left-hand movements going eastbound on Tudor Road, impacting both of the existing driveways to this site and the Patterson Street intersection. This will require anyone wanting to go eastbound to either travel down to Baxter Road and do a U-Turn, turn north on Baxter Road, or turn north out of this site onto Patterson Street heading back to Northern Lights or 36th Avenue. Just a reminder that Scenic Park Elementary School is just north of this site on Patterson Street with a crosswalk. There is only a paved, separated path along the front of this property; there is no path along the south side of Tudor Road in this area. There are no signalized intersections in this area, and the speed limit is 50mph. Patterson Street does have separated pathways along both sides with a 35mph speed limit. This site’s location is also unique. The Tudor/Muldoon Curve is the highest elevation in the Anchorage Bowl other than Hillside. The elevation at this site is approximately 320 feet. This site meets the complete definition of Neighborhood Center and should remain this, and if the property owners want to remove the Special Limitations, they could rezone to B-1B. The 2014 East Anchorage District Plan does not call this area of East Anchorage out for any type of redevelopment or expansion of the existing commercial use, as stated in the Main Street Corridor first paragraph from the Comprehensive Plan. This site is also not listed in any of the example locations. This area is not a smaller street grid with slower traffic speeds, with frequent street and sidewalk connections abutting all sides. This may qualify for the Patterson Street side only. I would also like to point out that the 2014 East Anchorage District Plan does not call out any areas within East Anchorage, like the Main Street Corridor. The 2014 East Anchorage District Plan calls out the following areas for B-3, Town Center, Muldoon Corridor District, General Commercial, and Regional Commercial Center. I hope the Commissioners consider the work that the 2014 East Anchorage District Plan and the 2040 Comprehensive Plan took to identify this parcel as a Neighborhood Center, and that is what this should stay.

Submitted comments will appear below after staff approval.

Paul Hatcher

2/23/2026 1:08:32 PM

Paul Hatcher President, Patterson Townhouse Condominiums Association To the Planning and Zoning Commissioners, You will be hearing case 2025-0138 tonight regarding 10 sites. The site I am addressing is #7 (South Central Foundation) at the corner of Patterson Street and Tudor Road. The case before you concerns changing this site from the Neighborhood Center designation in the 2040 Comprehensive Plan to the Main Street Corridor designation. This parcel is currently zoned B-3SL (AO 85-104). These special imitations were placed on this parcel 41 years ago because the code prohibited certain uses. Today, the majority of those uses are permitted by right in the B-1B zoning district, which is one of the recommended zoning districts for the Neighborhood Center designation, which this clearly is by definition in the 2040 Comprehensive Plan. In April of this year, the Anchorage Assembly passed changes in Title 21 allowing parcels to rezone for $200.00 that implement the 2040 Comprehensive Plan or remove a Special Limitation. South Central Foundation could have applied for that and removed their Special Limitation and zoned this parcel to B-1B while retaining all existing structures and uses. This would have eliminated the need for a public hearing site review before the Planning and Zoning Commission, before any expansion of the existing structure or external new construction. This property came before this commission in 2024 as a condition of the Special Limitations with a Major Site Plan Review to build a greenhouse. This site is unique and going to get even more unique with the proposed Alaska Department of Transportation & Public Facilities (AKDOT&PF) construction along Tudor Road. This site currently has an access easement in the southwest corner to provide access to the 20 condos abutting the west property line, which are not part of our association. This is their only access in and out of this site. AKDOT&PF is proposing to install a center median restricting all left-hand movements going eastbound on Tudor Road, impacting both of the existing driveways to this site and the Patterson Street intersection. This will require anyone wanting to go eastbound to either travel down to Baxter Road and do a U-Turn, turn north on Baxter Road, or turn north out of this site onto Patterson Street heading back to Northern Lights or 36th Avenue. Just a reminder that Scenic Park Elementary School is just north of this site on Patterson Street with a crosswalk. There is only a paved, separated path along the front of this property; there is no path along the south side of Tudor Road in this area. There are no signalized intersections in this area, and the speed limit is 50mph. Patterson Street does have separated pathways along both sides with a 35mph speed limit. This site’s location is also unique. The Tudor/Muldoon Curve is the highest elevation in the Anchorage Bowl other than Hillside. The elevation at this site is approximately 320 feet. This site meets the complete definition of Neighborhood Center and should remain this, and if the property owners want to remove the Special Limitations, they could rezone to B-1B. The 2014 East Anchorage District Plan does not call this area of East Anchorage out for any type of redevelopment or expansion of the existing commercial use, as stated in the Main Street Corridor first paragraph from the Comprehensive Plan. This site is also not listed in any of the example locations. This area is not a smaller street grid with slower traffic speeds, with frequent street and sidewalk connections abutting all sides. This may qualify for the Patterson Street side only. I would also like to point out that the 2014 East Anchorage District Plan does not call out any areas within East Anchorage, like the Main Street Corridor. The 2014 East Anchorage District Plan calls out the following areas for B-3, Town Center, Muldoon Corridor District, General Commercial, and Regional Commercial Center. I hope the Commissioners consider the work that the 2014 East Anchorage District Plan and the 2040 Comprehensive Plan took to identify this parcel as a Neighborhood Center, and that is what this should stay.

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