Commission approves Eagle River rezoning and three‑lot plat with conditions amid neighborhood concern over duplexes

The Anchorage Planning and Zoning Commission on Sept. 8 voted to recommend assembly approval of a rezoning request (case 2025‑0098) to change roughly 2.5–2.8 acres in the Eagle River area from CER10 (low-density residential, alpine slope) to CER7 (medium-density single-family residential) and approved a preliminary plat (S12846) to subdivide the tract into three lots and vacate a portion of Stewart Drive right-of-way, subject to standard staff conditions.

Planning staff told the commission that the proposed rezoning conforms to the Cheugiak‑Eagle River comprehensive plan designation and that approval criteria were met; no municipal or state reviewing agencies objected to the proposed rezone or vacation, but staff included conditions to ensure driveway access and utility easements are addressed. The department’s packet included five written public comments opposing the rezone and additional supplemental comments.

Craig Bennett, representing the petitioner, said the rezone and plat align with the comp plan and noted that the proposed lots will be larger than most surrounding parcels. He confirmed that there is public water to the site but no municipal sewer; planned lots would require on-site septic systems and would undergo separate reviews for septic capacity and bedroom counts.

Neighbors and the Highland Crest Homeowners Association testified in opposition, citing concerns about loss of neighborhood character, potential duplex construction and septic-system capacity. Adam Shicks (Highland Crest HOA) said he collected 32 protest signatures and advocated for CER1‑alpha zoning or alternatives that would prevent duplexes. Multiple neighbors and soil/septic commenters urged protections to avoid duplexes and to ensure adequate septic feasibility for any future development.

Commissioner Ron moved to recommend assembly approval of the rezone to CER7; the motion was seconded and passed. The commission also approved the Stewart Drive right‑of‑way vacation (subject to plat recording within 24 months) and the preliminary plat S12846 subject to conditions 1–6 in the staff report. Commissioners noted neighbor concerns and recommended that staff and the petitioner consider plat notes or other measures if the commission later decides to limit two‑unit development, but the commission did not impose a duplex prohibition in the motion.

Next steps: The commission’s recommendation will be forwarded to the Anchorage Assembly for final action; conditions on the plat and right-of-way vacation must be met before final recording, and any septic or sanitary approvals will be handled through separate utility and permitting processes.