Zoning › Alaska › Anchorage County › Anchorage

Anchorage, AK Zoning

Euclidean-zoning. 33 districts · 3 overlays · 2 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Residential family ladder R-1 → R-10 mixes lot-size encoding (R-1 6,000 sf, R-1A 8,400 sf, R-7 20,000 sf, R-6 1 acre, R-9 2 acres, R-8 4 acres) with density-by-suffix (R-2A larger lot, R-2D, R-2M mixed, R-3 / R-4 multifamily) and Alpine/Slope geomorphology suffix (R-10). Numeric ordering does NOT correspond to lot size monotonically. Commercial B-1A → B-1B → B-3 is an intensity ladder. Downtown DT-1/DT-2/DT-3 standards are 'RESERVED' in Table 21.06-2 — district-specific standards live in chapter 21.11 (Downtown). The municipality is a unified borough (Anchorage Municipality has no separate county); Title 21 chapters 21.09 (Girdwood) and 21.10 (Chugiak-Eagle River) supply their own dimensional tables for those community council areas.

Worth knowing
  • Anchorage is a unified municipality of the borough of Anchorage — there is no separate county government. The municipality includes Anchorage Bowl, Eagle River / Chugiak (governed by Title 21 Chapter 21.10), and Girdwood (Chapter 21.09). Each of those community council areas has its own dimensional-standards table that supersedes the bowl-wide Tables 21.06-1/2/3 in §21.06.020.
  • Title 21 is bifurcated: 'OLD CODE' (pre-2014, expired 2015-12-31) and 'NEW CODE' (effective 2014-01-01). The library.municode.com mirror still shows the OLD CODE for context; the canonical source is the muni.org-hosted adopted chapters at /Departments/OCPD/Planning/Projects/t21/. Legacy v1 overlay codes AHO/FHO/TCOD/SL (and the GLUD letter codes) referenced the OLD CODE and are not present as named base-code overlays in the NEW CODE; only Commercial Center Overlay (CCO) is established by §21.04.070C, with airport-height limits codified inside §21.06.030D.10 rather than as a separate AHO chapter.
  • Minimum off-street parking ELIMINATED citywide by AO 2022-80(S), effective for entitlement applications filed on or after 2023-01-23. §21.07.090 retains only maximum allowed parking (E.2), bicycle parking, and ADA accessible parking ratios (J). The legacy v1 record's universal 2 spaces/du value is no longer code-current and has been set to status: preempted_by_state across all districts.

+ 5 more in Quirks & notes

Districts

res_sf 10spec 8com 5res_mf 3ind 3cbd 3mu 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1R-1: Single-Family Residential Districtres_sf6,000 sf[4]30 ft[5]0.3[6]—5[7]—[8]20[1] / 5[2] / 10[3]
R-1AR-1A: Single-Family Residential District (larger lot)res_sf8,400 sf[12]30 ft[13]0.3[14]—4[15]—[16]20[9] / 5[10] / 10[11]
R-2AR-2A: Two-Family Residential District (larger lot)res_sf[{'variant': 'single-family detached', 'value': 7200, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'two-family', 'value': 8400, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'single-family attached (townhouse-style)', 'value': 3500, 'citation': '§21.06.020A Table 21.06-1'}] sf[20]30 ft[21]0.4[22]—[{'variant': 'min', 'value': 5, 'citation': '§21.04.020D.1'}, {'variant': 'max', 'value': 7, 'citation': '§21.04.020D.1'}][23]—[24]20[17] / 5[18] / 10[19]
R-2DR-2D: Two-Family Residential Districtres_sf[{'variant': 'single-family detached', 'value': 6000, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'two-family', 'value': 6000, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'single-family attached (townhouse-style)', 'value': 3500, 'citation': '§21.06.020A Table 21.06-1'}] sf[28]30 ft[29]0.4[30]—[{'variant': 'min', 'value': 5, 'citation': '§21.04.020E.1'}, {'variant': 'max', 'value': 8, 'citation': '§21.04.020E.1'}][31]—[32]20[25] / 5[26] / 10[27]
R-2MR-2M: Mixed Residential Districtres_mf[{'variant': 'single-family detached', 'value': 6000, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'two-family', 'value': 6000, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'single-family attached', 'value': 3000, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'townhouse', 'value': 2400, 'citation': '§21.06.020A Table 21.06-1'}, {'variant': 'multifamily up to 8 units (base)', 'value': 8500, 'citation': '§21.06.020A Table 21.06-1 — +2,300 sf per unit over 3'}, {'variant': 'multifamily with SF/TF style construction of multiple buildings on a lot', 'value': 3000, 'citation': '§21.06.020A Table 21.06-1 — 3,000 sf per unit'}] sf[36]30 ft[37][{'variant': 'single-family detached / two-family', 'value': 0.5, 'citation': '§21.06.020A'}, {'variant': 'single-family attached / multifamily', 'value': 0.5, 'citation': '§21.06.020A'}, {'variant': 'townhouse', 'value': 0.6, 'citation': '§21.06.020A'}][38]—[{'variant': 'min', 'value': 5, 'citation': '§21.04.020F.1'}, {'variant': 'max', 'value': 15, 'citation': '§21.04.020F.1'}][39]—[40]20[33] / 5[34] / 10[35]
R-3R-3: Mixed Residential Districtres_mf[{'variant': 'single-family attached', 'value': 3000, 'citation': '§21.06.020A'}, {'variant': 'single-family detached', 'value': 6000, 'citation': '§21.06.020A'}, {'variant': 'townhouse', 'value': 2000, 'citation': '§21.06.020A'}, {'variant': 'two-family', 'value': 6000, 'citation': '§21.06.020A'}, {'variant': 'multifamily 3–4 units', 'value': 6000, 'citation': '§21.06.020A'}, {'variant': 'multifamily 5–6 units', 'value': 8500, 'citation': '§21.06.020A'}, {'variant': 'multifamily 7+ units (base)', 'value': 9000, 'citation': '§21.06.020A — +1,000 sf per unit over 7'}] sf[44]35 ft[45][{'variant': 'most types', 'value': 0.5, 'citation': '§21.06.020A'}, {'variant': 'townhouse', 'value': 0.6, 'citation': '§21.06.020A'}][46]—[{'variant': 'min', 'value': 15, 'citation': '§21.04.020G.1'}, {'variant': 'max', 'value': 40, 'citation': '§21.04.020G.1'}][47]—[48]20[41] / 5[42] / 10[43]
R-4R-4: Multifamily Residential Districtres_mf[{'variant': 'single-family attached', 'value': 3000, 'citation': '§21.06.020A'}, {'variant': 'single-family detached', 'value': 6000, 'citation': '§21.06.020A'}, {'variant': 'townhouse', 'value': 2000, 'citation': '§21.06.020A'}, {'variant': 'multi-family', 'value': 6000, 'citation': '§21.06.020A'}] sf[52]45 ft[53][{'variant': 'SF detached / attached', 'value': 0.5, 'citation': '§21.06.020A'}, {'variant': 'townhouse', 'value': 0.6, 'citation': '§21.06.020A'}, {'variant': 'multi-family', 'value': 0.6, 'citation': '§21.06.020A'}][54]—[55]——[56]20[49] / 5[50] / 10[51]
R-4AR-4A: Multifamily Residential Mixed-Use Districtmu[{'variant': 'townhouse', 'value': 2000, 'citation': '§21.06.020A'}, {'variant': 'mixed-use', 'value': 6000, 'citation': '§21.06.020A'}, {'variant': 'multi-family', 'value': 6000, 'citation': '§21.06.020A'}] sf[60]70 ft[61][{'variant': 'townhouse', 'value': 0.6, 'citation': '§21.06.020A'}, {'variant': 'mixed-use / multi-family', 'value': 0.75, 'citation': '§21.06.020A'}][62]—[63]——[64]10[57] / 5[58] / 10[59]
R-5R-5: Low-Density Residential Districtres_sf[{'variant': 'single-family / mobile home', 'value': 7000, 'citation': '§21.06.020A'}, {'variant': 'two-family', 'value': 13000, 'citation': '§21.06.020A'}] sf[68]30 ft[69]0.3[70]———[71]20[65] / 5[66] / 10[67]
R-6R-6: Low-Density Residential District (1 acre)res_sf[{'variant': 'single-family', 'value': 43560, 'citation': '§21.06.020A'}, {'variant': 'two-family', 'value': 87120, 'citation': '§21.06.020A'}] sf[75]35 ft[76]0.3[77]———[78]50[72] / 25[73] / 50[74]
R-7R-7: Single-Family Residential District (20K)res_sf[{'variant': 'single-family', 'value': 20000, 'citation': '§21.06.020A'}, {'variant': 'two-family', 'value': 40000, 'citation': '§21.06.020A'}] sf[82]35 ft[83]0.3[84]———[85]25[79] / 10[80] / 20[81]
R-8R-8: Low-Density Residential District (4 acres)res_sf[{'variant': 'single-family', 'value': 174240, 'citation': '§21.06.020A'}, {'variant': 'two-family', 'value': 261360, 'citation': '§21.06.020A'}] sf[89]35 ft[90]0.05[91]———[92]25[86] / 15[87] / 25[88]
R-9R-9: Low-Density Residential District (2 acres)res_sf[{'variant': 'single-family', 'value': 87120, 'citation': '§21.06.020A'}, {'variant': 'two-family', 'value': 130680, 'citation': '§21.06.020A'}] sf[96]35 ft[97]0.05[98]———[99]25[93] / 15[94] / 25[95]
R-10R-10: Low-Density Residential Alpine/Slope Districtres_sf—[103]30 ft[104]————[105]10[100] / 25[101] / 10[102]
B-1AB-1A: Local and Neighborhood Business Districtcom6,000 sf[109]30 ft[110]0.5[111]———[112]10[106] / 0[107] / 10[108]
B-1BB-1B: Community Business Districtcom6,000 sf[116]40 ft[117]0.5[118]———[119]10[113] / 0[114] / 10[115]
B-3B-3: General Business Districtcom6,000 sf[123][{'variant': 'residential household-living', 'value': 45, 'citation': '§21.06.020B Table 21.06-2'}, {'variant': 'all other uses (general)', 'value': 45, 'citation': '§21.06.020B Table 21.06-2'}, {'variant': 'Midtown area bounded by Seward Hwy, Tudor Rd, Arctic Blvd, Fireweed Ln', 'value': -1, 'citation': "§21.06.020B Table 21.06-2 — 'no maximum height'"}, {'variant': 'U-MED area bounded by Tudor Rd, Elmore Rd, Ambassador Dr, Tudor Centre Dr', 'value': 75, 'citation': '§21.06.020B Table 21.06-2'}] ft[124][{'variant': 'residential household-living', 'value': 0.5, 'citation': '§21.06.020B'}, {'variant': 'all other uses', 'value': 1.0, 'note': "Table 21.06-2 states 'Unrestricted' — encoded as 1.0 (100%) to satisfy schema numeric constraint; functionally unlimited.", 'citation': '§21.06.020B Table 21.06-2'}][125]———[126]10[120] / 5[121] / 10[122]
RORO: Residential Office Districtcom6,000 sf[130]45 ft[131]0.5[132]———[133]10[127] / 5[128] / 10[129]
MCMC: Marine Commercial Districtcom6,000 sf[137]—[138]————[139]10[134] / 0[135] / 0[136]
I-1I-1: Light Industrial Districtind6,000 sf[143]50 ft[144]————[145]10[140] / 0[141] / 0[142]
I-2I-2: Heavy Industrial Districtind6,000 sf[149]-1 ft[150]————[151]10[146] / 0[147] / 0[148]
MIMI: Marine Industrial Districtind6,000 sf[155]-1 ft[156]————[157]10[152] / 0[153] / 0[154]
AFAF: Antenna Farm Districtspec87,120 sf[161]-1 ft[162]0.5[163]———[164]50[158] / 25[159] / 25[160]
DRDR: Development Reserve Districtspec217,800 sf[168]35 ft[169]0.2[170]———[171]25[165] / 25[166] / 25[167]
PRPR / PLI: Parks and Recreation / Public Lands and Institutions Districtsspec6,000 sf[175][{'variant': 'U-MED, Downtown, Midtown area', 'value': 75, 'citation': '§21.06.020C Table 21.06-3'}, {'variant': 'elsewhere', 'value': 45, 'citation': '§21.06.020C Table 21.06-3'}] ft[176]0.45[177]———[178]25[172] / 25[173] / 25[174]
TATA: Turnagain Arm Districtspec[{'variant': 'residential with sewers', 'value': 10400, 'citation': '§21.06.020C'}, {'variant': 'residential without sewers (Bird Creek/Indian Valley/Portage)', 'value': 108150, 'citation': '§21.06.020C'}, {'variant': 'residential without sewers (Rainbow Valley)', 'value': 216300, 'citation': '§21.06.020C'}, {'variant': 'commercial with sewers', 'value': 8400, 'citation': '§21.06.020C'}, {'variant': 'commercial without sewers', 'value': 50000, 'citation': '§21.06.020C'}, {'variant': 'industrial with sewers', 'value': 8400, 'citation': '§21.06.020C'}, {'variant': 'industrial without sewers', 'value': 50000, 'citation': '§21.06.020C'}, {'variant': 'institutional with sewers', 'value': 8400, 'citation': '§21.06.020C'}, {'variant': 'institutional without sewers', 'value': 50000, 'citation': '§21.06.020C'}] sf[182]35 ft[183][{'variant': 'residential with sewers', 'value': 0.3, 'citation': '§21.06.020C'}, {'variant': 'residential without sewers', 'value': 0.2, 'citation': '§21.06.020C'}, {'variant': 'commercial with sewers', 'value': 0.7, 'citation': '§21.06.020C'}, {'variant': 'commercial without sewers', 'value': 0.25, 'citation': '§21.06.020C'}, {'variant': 'industrial with sewers', 'value': 1.0, 'citation': '§21.06.020C — listed as 100%'}, {'variant': 'industrial without sewers', 'value': 0.25, 'citation': '§21.06.020C'}, {'variant': 'institutional with sewers', 'value': 0.3, 'citation': '§21.06.020C'}, {'variant': 'institutional without sewers', 'value': 0.25, 'citation': '§21.06.020C'}][184]———[185][{'variant': 'residential with sewers', 'value': 20, 'citation': '§21.06.020C'}, {'variant': 'residential without sewers', 'value': 25, 'citation': '§21.06.020C'}, {'variant': 'commercial with sewers', 'value': 10, 'citation': '§21.06.020C'}, {'variant': 'commercial without sewers', 'value': 25, 'citation': '§21.06.020C'}, {'variant': 'industrial with sewers', 'value': 10, 'citation': '§21.06.020C'}, {'variant': 'industrial without sewers', 'value': 25, 'citation': '§21.06.020C'}, {'variant': 'institutional with sewers', 'value': 25, 'citation': '§21.06.020C'}, {'variant': 'institutional without sewers', 'value': 25, 'citation': '§21.06.020C'}][179] / 5[180] / 10[181]
WSWS: Watershed Districtspec—50 ft[186]0.05[187]———[188]— / — / —
DT-1DT-1: Downtown Corecbd—[189]—[190]————[191]— / — / —
DT-2DT-2: Downtown Mixed-Usecbd—[192]—[193]————[194]— / — / —
DT-3DT-3: Downtown Mixed-Use Residentialcbd—[195]—[196]————[197]— / — / —
AA: Airport Districtspec—[198]—————[199]— / — / —
PCDPCD: Planned Community Development Districtspec—[200]—————[201]— / — / —
TRTR: Transition Districtspec—[202]—————[203]— / — / —

Confidence: confirmed partial under review not found

Overlays

CCO
Commercial Center Overlay
DT
§21.04.070C

Applied to B-1A, B-1B, B-3 (and optionally I-1, I-2 under B-3 conditions) parcels within commercial-center boundaries identified in the comprehensive plan, after a property-owner group elects participation via rezoning.

front_setback_reduction_ft5
parking_reduction_pct10
use_prohibitionsself-storage facilities; vehicle sales and rentals; major vehicle service and repair; data processing facilities; commercial food production; snow disposal sites
gfa_exemption_for_b1bindividual use may occupy up to 60,000 sf gross floor area (waives §21.04.030C.2.b cap)
sidewalk_clear_width_ft6
primary_entrance_distance_ft20
AHO
Airport Height Overlay District
AP
§21.06.030D.10

All parcels within the imaginary Part 77 surfaces of Ted Stevens Anchorage International (ANC), Merrill Field (MRI), Birchwood Airport (BCV), and Lake Hood (LHD), as depicted on airport height zone maps adopted under §21.04.080.C.

max_height_ft_base35
max_height_alternativeFAR Part 77 surface elevation when greater than 35 ft AGL
faa_airspace_determination_threshold_ft200
faa_airspace_determination_distance_nm3
vegetation_exemptTrue
permits_issued_before_1986_06_17_exemptTrue
FP
Floodplain Regulations (Chapter 21.60)
FP
Chapter 21.60 (separate floodplain title) — referenced from §21.06.030 and from variance procedures

Parcels within FEMA-mapped Special Flood Hazard Areas (SFHA — 100-year floodplain) in the Anchorage Bowl, Chugiak-Eagle River, Girdwood, and Turnagain Arm communities. Variances from floodplain regulations are processed in accordance with Chapter 21.60.

managing_agencyMOA Watershed Management (muni.org/Departments/project_management/WM/Pages/floodplains.aspx)
implementing_chapterAMC Chapter 21.60
base_authorityFederal NFIP (Flood Disaster Protection Act of 1973), administered locally

State preemptions

AS 29.40.020 (comprehensive-plan consistency)applies
Qualifying condition
Anchorage is a first-class unified municipality organized under AS 29.05. AS 29.40.020 mandates that any zoning ordinance be consistent with the locally adopted comprehensive plan. Anchorage's current plan is the Anchorage 2040 Land Use Plan (adopted 2017). Procedural / judicial enforcement under Griswold v. City of Homer and South Anchorage Concerned Coalition — not an administrative preemption with parametric overrides.
Source
Alaska Statutes Title 29 ch. 40; zoning/us/alaska/preemptions.json; Anchorage 2040 Land Use Plan ordinance record at muni.org/Departments/OCPD/Planning/Projects/AnchLandUse
Effect
Procedural — no parametric override of dimensional standards. Records consistency requirement; does not preempt any specific lot, height, FAR, setback, or density value in this record.
AS 29.40.130 (airport zoning regulations) / FAA Part 77 (federal)applies
Qualifying condition
AS 29.40.130 authorizes municipalities to adopt airport zoning consistent with federal FAR Part 77. Anchorage Title 21 §21.06.030D.10 (Airport Height Overlay District) implements this by capping structures at the greater of 35 ft above ground OR the Part 77 surface, whichever is higher. The federal Part 77 surface controls because the four airport reference points (ANC, MRI, BCV, LHD) all lie within the Municipality and impose imaginary surfaces over essentially the entire urbanized area. State authority is delegated; federal layer is the binding constraint on tall structures.
Source
AMC §21.06.030D.10 (muni.org chapter 6 PDF, 2017-02-14 cover); 14 CFR Part 77 subpart C; FAA airspace determination requirement at §21.06.030D.10.d.ii (any structure within 3 nautical miles of an airport reference point that exceeds reference elevation by 200 ft must obtain FAA airspace determination)
Effect
Caps max_height_ft to lesser of district base limit and Part 77 surface elevation. Affects all base districts within Part 77 imaginary-surface boundaries.
Non-applicable laws (1)
AS 38 (state land — Title 38 conveyance / state-owned parcels)does_not_apply
Qualifying condition
Alaska AS 38 governs the disposition of state-owned land. Within Anchorage municipality the bulk of urbanized land is privately owned, MOA-owned, federally owned (Joint Base Elmendorf-Richardson), or held under ANCSA-related conveyances. No parcel-class data identifies AS 38-conveyed state land that would override Title 21 zoning at the city scale. The AS 38 trigger from state-overlays/alaska.json is acknowledged but no Anchorage parcels currently meet it.
Source
zoning/us/alaska/preemptions.json (AK-Title-38-state-land entry)

Adopted building codes

Anchorage; rest per local

IBC
2021
IRC
2018
NEC
2017
IFC
2021

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-20retrieved at
2023-01-23amendment effectiveAO 2022-80(S) — parking minimum elimination, applies to applications filed on or after 2023-01-23 per 'JANUARY 2023 Changes to Title 21 — Parking Requirements' factsheet, muni.org/Departments/Assembly/Documents/FOCUS
2017-12-19amendment effectiveAO 2017-160 — most recent amendment cited in §21.06.020 footer of the version of Chapter 21.06 hosted at muni.org/t21/t21 adopted chapters and ordinances/chapter 6.pdf
2014-01-01effectiveAO 2012-124(S); §21.04 introductory adoption note

Quirks & notes

  • Anchorage is a unified municipality of the borough of Anchorage — there is no separate county government. The municipality includes Anchorage Bowl, Eagle River / Chugiak (governed by Title 21 Chapter 21.10), and Girdwood (Chapter 21.09). Each of those community council areas has its own dimensional-standards table that supersedes the bowl-wide Tables 21.06-1/2/3 in §21.06.020.
  • Title 21 is bifurcated: 'OLD CODE' (pre-2014, expired 2015-12-31) and 'NEW CODE' (effective 2014-01-01). The library.municode.com mirror still shows the OLD CODE for context; the canonical source is the muni.org-hosted adopted chapters at /Departments/OCPD/Planning/Projects/t21/. Legacy v1 overlay codes AHO/FHO/TCOD/SL (and the GLUD letter codes) referenced the OLD CODE and are not present as named base-code overlays in the NEW CODE; only Commercial Center Overlay (CCO) is established by §21.04.070C, with airport-height limits codified inside §21.06.030D.10 rather than as a separate AHO chapter.
  • Minimum off-street parking ELIMINATED citywide by AO 2022-80(S), effective for entitlement applications filed on or after 2023-01-23. §21.07.090 retains only maximum allowed parking (E.2), bicycle parking, and ADA accessible parking ratios (J). The legacy v1 record's universal 2 spaces/du value is no longer code-current and has been set to status: preempted_by_state across all districts.
  • MC (Marine Commercial) max height is 90 ft above mean sea level (vertical datum is AMSL, not AGL) — captured as a quirk because the schema's max_height_ft scalar implies AGL.
  • B-3 includes an embedded 'no maximum height' zone bounded by Seward Hwy, Tudor Rd, Arctic Blvd, Fireweed Ln (Midtown sub-area) and a 75 ft cap in the U-MED sub-area bounded by Tudor Rd, Elmore Rd, Ambassador Dr, Tudor Centre Dr — these are geographic sub-areas of B-3, not separate districts.
  • TA (Turnagain Arm) has eight dimensional-standard rows in Table 21.06-3 keyed on (use × sewer availability × sub-inholding). The legacy v1 record's collapsing of this into '(with sewer)' / '(without sewer)' single rows was lossy; the v2 record captures all eight via per-variant arrays.
  • DT-1 / DT-2 / DT-3 standards in §21.06.020B Table 21.06-2 are marked 'RESERVED' — they live in Chapter 21.11 (Downtown) per §21.04.040 introductory note. Chapter 21.11 PDF was NOT retrieved in this pass; downtown dimensional KPIs are deliberately left as not_captured rather than fabricated.
  • Floodplain regulations live in AMC Chapter 21.60 (separate chapter from Title 21 zoning); MOA Watershed Management is the responsible department. Chapter 21.60 PDF was not extracted in this pass — FP overlay parameters are partial.

Formulas

Definitions

height
Per §21.06.030D.3 — measured from the highest point of grade plane to the highest point of the roof surface (or 5 ft above the top plate for sloped roofs, depending on roof type per §21.06.030D.3.b–e).
lot_coverage
Per §21.06.030B — building footprint as a percentage of lot area. Architectural projections under 30 inches, accessibility ramps, bay windows, eaves, fences, and covered stairways/walkways under §21.06.030C.2.j are excluded.
far
Per §21.06.030E — gross floor area divided by lot area. Excludes uninhabitable attics, attic space under 8:12–12:12 roof slope (limited to one story), crawl spaces < 5 ft, sub-grade stories, detached accessory structures, qualified private open space, and wrapped parking on first three stories under specified conditions (§21.06.030E.2.a–g).
du_ac
Dwelling units per gross acre. Density gradients are encoded in district purpose statements (R-1 ≤5 du/ac; R-1A ≤4 du/ac; R-2A 5–7 du/ac; R-2D 5–8 du/ac; R-2M 5–15 du/ac; R-3 15–40 du/ac) but R-4/R-4A, the commercial/MU districts, and downtown districts are regulated by FAR and bulk standards rather than du/ac caps.
setback_front
Front property line to nearest building face per §21.06.030C.1 and illustrations at end of chapter.
setback_side
Side property line to nearest building face per §21.06.030C.1.
setback_rear
Rear property line to nearest building face per §21.06.030C.1.
parking
Minimum off-street parking requirements ELIMINATED citywide effective 2023-01-23 by AO 2022-80(S). §21.07.090 retains only maximum-allowed parking caps, bicycle parking standards, and ADA-accessible parking ratios. Pre-2023 minimums are non-operative.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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— ft
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Parking
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Max density
— du/ac
——
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— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
  1. [1] §21.06.020A Table 21.06-1
  2. [2] §21.06.020A Table 21.06-1
  3. [3] §21.06.020A Table 21.06-1
  4. [4] §21.06.020A Table 21.06-1
  5. [5] §21.06.020A Table 21.06-1
  6. [6] §21.06.020A Table 21.06-1
  7. [7] §21.04.020B.1
  8. [8] §21.07.090
  9. [9] §21.06.020A Table 21.06-1
  10. [10] §21.06.020A Table 21.06-1
  11. [11] §21.06.020A Table 21.06-1
  12. [12] §21.06.020A Table 21.06-1
  13. [13] §21.06.020A Table 21.06-1
  14. [14] §21.06.020A Table 21.06-1
  15. [15] §21.04.020C.1
  16. [16] §21.07.090
  17. [17] §21.06.020A Table 21.06-1
  18. [18] §21.06.020A Table 21.06-1
  19. [19] §21.06.020A Table 21.06-1
  20. [20] §21.06.020A Table 21.06-1
  21. [21] §21.06.020A Table 21.06-1
  22. [22] §21.06.020A Table 21.06-1
  23. [23] §21.04.020D.1
  24. [24] §21.07.090
  25. [25] §21.06.020A Table 21.06-1
  26. [26] §21.06.020A Table 21.06-1
  27. [27] §21.06.020A Table 21.06-1
  28. [28] §21.06.020A Table 21.06-1
  29. [29] §21.06.020A Table 21.06-1
  30. [30] §21.06.020A Table 21.06-1
  31. [31] §21.04.020E.1
  32. [32] §21.07.090
  33. [33] §21.06.020A Table 21.06-1
  34. [34] §21.06.020A Table 21.06-1
  35. [35] §21.06.020A Table 21.06-1
  36. [36] §21.06.020A Table 21.06-1
  37. [37] §21.06.020A Table 21.06-1
  38. [38] §21.06.020A Table 21.06-1
  39. [39] §21.04.020F.1
  40. [40] §21.07.090
  41. [41] §21.06.020A Table 21.06-1
  42. [42] §21.06.020A Table 21.06-1
  43. [43] §21.06.020A Table 21.06-1
  44. [44] §21.06.020A Table 21.06-1
  45. [45] §21.06.020A Table 21.06-1
  46. [46] §21.06.020A Table 21.06-1
  47. [47] §21.04.020G.1
  48. [48] §21.07.090
  49. [49] §21.06.020A Table 21.06-1
  50. [50] §21.06.020A Table 21.06-1
  51. [51] §21.06.020A Table 21.06-1
  52. [52] §21.06.020A Table 21.06-1
  53. [53] §21.06.020A Table 21.06-1
  54. [54] §21.06.020A Table 21.06-1
  55. [55] §21.04.020H
  56. [56] §21.07.090
  57. [57] §21.06.020A Table 21.06-1
  58. [58] §21.06.020A Table 21.06-1
  59. [59] §21.06.020A Table 21.06-1
  60. [60] §21.06.020A Table 21.06-1
  61. [61] §21.06.020A Table 21.06-1
  62. [62] §21.06.020A Table 21.06-1
  63. [63] §21.04.020I
  64. [64] §21.07.090
  65. [65] §21.06.020A Table 21.06-1
  66. [66] §21.06.020A Table 21.06-1
  67. [67] §21.06.020A Table 21.06-1
  68. [68] §21.06.020A Table 21.06-1
  69. [69] §21.06.020A Table 21.06-1
  70. [70] §21.06.020A Table 21.06-1
  71. [71] §21.07.090
  72. [72] §21.06.020A Table 21.06-1
  73. [73] §21.06.020A Table 21.06-1
  74. [74] §21.06.020A Table 21.06-1
  75. [75] §21.06.020A Table 21.06-1
  76. [76] §21.06.020A Table 21.06-1
  77. [77] §21.06.020A Table 21.06-1
  78. [78] §21.07.090
  79. [79] §21.06.020A Table 21.06-1
  80. [80] §21.06.020A Table 21.06-1
  81. [81] §21.06.020A Table 21.06-1
  82. [82] §21.06.020A Table 21.06-1
  83. [83] §21.06.020A Table 21.06-1
  84. [84] §21.06.020A Table 21.06-1
  85. [85] §21.07.090
  86. [86] §21.06.020A Table 21.06-1
  87. [87] §21.06.020A Table 21.06-1
  88. [88] §21.06.020A Table 21.06-1
  89. [89] §21.06.020A Table 21.06-1
  90. [90] §21.06.020A Table 21.06-1
  91. [91] §21.06.020A Table 21.06-1
  92. [92] §21.07.090
  93. [93] §21.06.020A Table 21.06-1
  94. [94] §21.06.020A Table 21.06-1
  95. [95] §21.06.020A Table 21.06-1
  96. [96] §21.06.020A Table 21.06-1
  97. [97] §21.06.020A Table 21.06-1
  98. [98] §21.06.020A Table 21.06-1
  99. [99] §21.07.090
  100. [100] §21.06.020A Table 21.06-1
  101. [101] §21.06.020A Table 21.06-1
  102. [102] §21.06.020A Table 21.06-1
  103. [103] §21.04.020O.2
  104. [104] §21.06.020A Table 21.06-1
  105. [105] §21.07.090
  106. [106] §21.06.020B Table 21.06-2
  107. [107] §21.06.020B Table 21.06-2
  108. [108] §21.06.020B Table 21.06-2
  109. [109] §21.06.020B Table 21.06-2
  110. [110] §21.06.020B Table 21.06-2
  111. [111] §21.06.020B Table 21.06-2
  112. [112] §21.07.090
  113. [113] §21.06.020B Table 21.06-2
  114. [114] §21.06.020B Table 21.06-2
  115. [115] §21.06.020B Table 21.06-2
  116. [116] §21.06.020B Table 21.06-2
  117. [117] §21.06.020B Table 21.06-2
  118. [118] §21.06.020B Table 21.06-2
  119. [119] §21.07.090
  120. [120] §21.06.020B Table 21.06-2
  121. [121] §21.06.020B Table 21.06-2
  122. [122] §21.06.020B Table 21.06-2
  123. [123] §21.06.020B Table 21.06-2
  124. [124] §21.06.020B Table 21.06-2
  125. [125] §21.06.020B Table 21.06-2
  126. [126] §21.07.090
  127. [127] §21.06.020B Table 21.06-2
  128. [128] §21.06.020B Table 21.06-2
  129. [129] §21.06.020B Table 21.06-2
  130. [130] §21.06.020B Table 21.06-2
  131. [131] §21.06.020B Table 21.06-2
  132. [132] §21.06.020B Table 21.06-2
  133. [133] §21.07.090
  134. [134] §21.06.020B Table 21.06-2
  135. [135] §21.06.020B Table 21.06-2
  136. [136] §21.06.020B Table 21.06-2
  137. [137] §21.06.020B Table 21.06-2
  138. [138] §21.06.020B Table 21.06-2
  139. [139] §21.07.090
  140. [140] §21.06.020B Table 21.06-2
  141. [141] §21.06.020B Table 21.06-2
  142. [142] §21.06.020B Table 21.06-2
  143. [143] §21.06.020B Table 21.06-2
  144. [144] §21.06.020B Table 21.06-2
  145. [145] §21.07.090
  146. [146] §21.06.020B Table 21.06-2
  147. [147] §21.06.020B Table 21.06-2
  148. [148] §21.06.020B Table 21.06-2
  149. [149] §21.06.020B Table 21.06-2
  150. [150] §21.06.020B Table 21.06-2
  151. [151] §21.07.090
  152. [152] §21.06.020B Table 21.06-2
  153. [153] §21.06.020B Table 21.06-2
  154. [154] §21.06.020B Table 21.06-2
  155. [155] §21.06.020B Table 21.06-2
  156. [156] §21.06.020B Table 21.06-2
  157. [157] §21.07.090
  158. [158] §21.06.020C Table 21.06-3
  159. [159] §21.06.020C Table 21.06-3
  160. [160] §21.06.020C Table 21.06-3
  161. [161] §21.06.020C Table 21.06-3
  162. [162] §21.06.020C Table 21.06-3
  163. [163] §21.06.020C Table 21.06-3
  164. [164] §21.07.090
  165. [165] §21.06.020C Table 21.06-3
  166. [166] §21.06.020C Table 21.06-3
  167. [167] §21.06.020C Table 21.06-3
  168. [168] §21.06.020C Table 21.06-3
  169. [169] §21.06.020C Table 21.06-3
  170. [170] §21.06.020C Table 21.06-3
  171. [171] §21.07.090
  172. [172] §21.06.020C Table 21.06-3
  173. [173] §21.06.020C Table 21.06-3
  174. [174] §21.06.020C Table 21.06-3
  175. [175] §21.06.020C Table 21.06-3
  176. [176] §21.06.020C Table 21.06-3
  177. [177] §21.06.020C Table 21.06-3
  178. [178] §21.07.090
  179. [179] §21.06.020C Table 21.06-3
  180. [180] §21.06.020C Table 21.06-3
  181. [181] §21.06.020C Table 21.06-3
  182. [182] §21.06.020C Table 21.06-3
  183. [183] §21.06.020C Table 21.06-3
  184. [184] §21.06.020C Table 21.06-3
  185. [185] §21.07.090
  186. [186] §21.06.020C Table 21.06-3
  187. [187] §21.06.020C Table 21.06-3
  188. [188] §21.07.090
  189. [189] §21.11
  190. [190] §21.11
  191. [191] §21.07.090
  192. [192] §21.11
  193. [193] §21.11
  194. [194] §21.07.090
  195. [195] §21.11
  196. [196] §21.11
  197. [197] §21.07.090
  198. [198] §21.04.060A
  199. [199] §21.07.090
  200. [200] §21.04.060D
  201. [201] §21.07.090
  202. [202] §21.04.060H
  203. [203] §21.07.090

Research status

Publication gates

primary url presentpassedcode_source = https://www.muni.org/Departments/OCPD/Planning/Projects/t21/pages/title21rewrite.aspx — city-hosted, not aggregator
no aggregator citedpassedscan clean — no zoneomics/steadily/siteplanguide/siteplancreator/propwire/zonara/unzoned references in record
confidence tags full formpassedAll confirmed-value kpi_value entries carry c<§>-citation pattern matching §21.04.xxx / §21.06.020 Table 21.06-X / §21.04.020X.1; partial fields paired with retrieval_failure_reason or what_is_confirmed/what_is_missing per FM-8
overlays have parameters trigger confidencepassed3/3 overlays (CCO §21.04.070C; AHO §21.06.030D.10; FP Ch. 21.60) carry non-empty params, geographic trigger, status, and §-citation
preempt section city specificpassed3 laws in state_preemptions_applicable with city-specific qualifying_condition_checked: AS 29.40.020 (procedural consistency w/ Anchorage 2040 plan), AS 29.40.130 (federal_state_conflict — Part 77 surfaces of 4 named airports), AS 38 (does_not_apply, no AS-38 conveyed parcels)

Data quality

78%completeness195 confirmed19 partial
Documented gaps
  • DT-1/DT-2/DT-3 downtown district dimensional standards (Chapter 21.11) — not retrieved
  • R-4 / R-4A FAR numeric maxima (live in §21.04.020H/I subsection tables not present in retrieved Chapter 4 PDF)
  • R-10 lot-area minimum (specified via §21.04.020O.2 narrative reference)
  • Chapter 21.60 (Floodplain) parameter detail
  • Girdwood (§21.09) and Chugiak-Eagle River (§21.10) sub-municipality dimensional tables intentionally out of scope for this Anchorage Bowl record
  • ADU / SDU reform ordinance specifics (AO 2024-66 referenced in Anchorage state-overlays notes but exact section-impact text not extracted)