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Anchorage zoning board denies garage and driveway variances for Hillside property
Summary
After staff recommended denial and a resident urged protection of the riparian zone, the board denied two variance requests for 11461 Hill Drive: the detached garage side-yard variance was denied unanimously; the driveway/stream-setback variance was denied on a 1–4 vote.
The Anchorage Zoning Board of Examiners and Appeals denied two variance requests for a property on the Anchorage Hillside (11461 Hill Drive) during its Oct. 9, 2025 meeting.
Staff told the board that a permit history and a 2015 code change expanded the stream setback to 50 feet, and that the current parcel is encumbered by the larger stream setback. The applicant sought two variances: (1) to allow a proposed 2,400-square-foot detached garage to encroach 17.5 feet into the required 25-foot south-side setback, and (2) to allow an existing gravel driveway to encroach 25 feet into the required 50-foot Craig Creek stream setback so the rear garage and proposed structure can be accessed. The planning department’s staff report found several variance criteria were not substantially met and recommended denial.
The applicant’s representative, Dave Whitfield of R and M Consultants, argued the expanded 50-foot stream setback was adopted after the property owner purchased the parcel and that the stream and topography greatly limit the buildable area; he said the owners intend to revegetate portions of the driveway outside the requested encroachment. Planning staff (Paul Hatcher) noted the staff report’s findings that several of the required variance standards were not met or were only partially met, including concerns about self-imposed hardship and degree of encroachment for the driveway.
A nearby resident, Susan Forbes, testified in opposition, urging protection of riparian areas and noting local wildlife (she referenced salmon in the stream) and recent unusual weather events.
After deliberations focused on alternative placements, fire-separation distances and the municipality’s pending setback amendments, the board voted first on the detached-garage variance. The motion to grant the garage variance (encroachment of 17.5 feet into the 25-foot south-side setback) failed on a 0–5 vote; the board denied variance 1.
The board then considered the driveway variance. A motion to allow the existing driveway to encroach 25 feet into the 50-foot Craig Creek stream setback failed on a 1–4 vote; the driveway variance was denied. The board’s discussion noted watershed management’s comments, potential environmental impacts to the creek buffer, and the municipality’s pending code changes that would reduce setbacks in some residential districts but would not eliminate the creek protection requirement. The public hearing was closed and both variances were denied.
