♪ ♪ >> Ok, it's 6.30 Everyone could please find their seats and quiet down will call the meeting to order. May we have the roll call, please. Anders finale here. Jerry Gardner hear read Krishna here. Koppel, us here. Randi Burr a pasta. Jeff Ron is excused if a quorum. Thank you. All right. Next item up the minutes. Is there motion to approve the minutes for Monday? December 8? moved by Commissioner seconded by Commissioner Are there any corrections to the minutes? Hearing? None minutes are approved. Next to special order business. Are there any disclosures? Commissioner Uber? >> And over 2025 as hard by financial institution to appraise a property that the petitioner in case is 2, 0, 2, 6, years or 5. And s 1, 2, 8, 6, 7 was purchasing. The appraisal was canceled December 2025, I don't think I am a conflict of interest, but I'm just disclosed. I don't believe you have a conflict of interest either. I would direct you to participate if any other commissioners feel differently. >> They might make a motion. Seeing none. Commissioner Gardner. >> I was absent from the 12/8/2025 meeting and will abstain from voting on the consent agenda. >> Okay. And I will hand the gavel come. Commissioner I will disclose that I am a home builder. I build houses, undeveloped land. And sometimes I do it in Girdwood. The last case we had in Girdwood. There was complaint to the the Board of Ethics that I did not disclose this. It was not determined that I needed to disclose this. But in our recent ethics training, they said no amount of disclosures was too much. So. When they go ahead and disclose that, I do not believe I have a conflict that I think I can remain impartial. I have no financial interest in the project. But that would be up to the commission to direct me to participate. Would anyone want on the commission like to make a motion to direct chairs, spinelli to participate in cases Twenty-twenty 6 Dash, 0, 0, 0, 5, and >> s 1, 2, 8, 6, 7 understanding that that his disclosure pertains to having business interests in the community. Girdwood in general, not in thank cases in particular. Commissioner Gardner. >> No move to direct chairs, but I want to participate. And those 2 cases, 2026 or 0, 0, 5, s 1, 2, 8, 6, 7, >> That is seconded by Commissioner Uber Commissioner Gardner. Would you like to? Make any comments? >> I don't see any. I don't see any reason you couldn't participate given is no direct interest, financial or otherwise. in those cases. >> Would anyone like to participate in discussion on this? Seeing and hearing none. We will vote. That motion passes. And Commissioner Spinelli is started to participate in these cases. Next. >> The consent agenda mean we have a motion to approve the consent agenda. Moved by commissioner pull a second by Commissioner Anybody wishing to pull any items for discussion. Here and seeing consent agenda is approved. >> Now. May we have a motion to combine? Cases 2025 Dash 0, 1, 4, 5, and 2025. Dash 0, 1, 4, 7, 2026. Dash 0, 0, 5 and s one too 8, 6, 7, Motion is made by Commissioner Evers seconded by Commissioner Polis. Anybody wishing to speak to the motion. >> Come for the vote. Any of it? And are there any objections? Hearing? None motion passes. The time limit. A lot of for testimony in those combined cases will be double. Petitioners will have 20 minutes. Groups will have 10 minutes and individuals will have 6. And now I will read the procedure by which the public may speak to the commission at this meeting after staff presentation is completed on public hearing items. The chair last for public testimony on the issue, persons who wish to testify will follow the time limits establishing the commission rules procedures petitioners, including has of Representatives, will receive 10 minutes per case. Representatives of groups Community Council's PTA is 5. Her case. Individuals will receive 3 minutes per case. When your testimony is complete. You may be asked questions by the commission. You may only testify once on any issue unless question by the commission, any party of interest wishing to appeal shelf first file with the planning director within 7 days of the commission's decision made on the record a written notice of intent to appeal in accordance with AMC. 21. 0, 3, 0, 5, commission recommendations to the Anchorage Assembly are not appealable. Following approval of the written fund findings of fact and decision any party of interest may within 20 days fallen appealed by filing a notice of appeal and paying the appeal. Thi and deposit in accordance with 21. 0, 3, 0, 5, 0, the notice of appeal must be filed. With the planning director on a form prescribed by the municipality. If the appellant. Is not the applicant, the appellants notice of appeal shall include proof of service on the applicant. Now, when May we please have the staff presentation in case 2025? 0, 1, 4, 3, Thank you. Mister chair this is a rezoning request initiated by Denali. The see to amend the up for approximately 2.2 5 acres of land from. >> To him next residential district are full multifamily residential district that Chris 2040 land use plan. Plus a phase. This track with the land use designation off open residential Residential mixed use and transit supported development. The property in question is currently zoned R 2 which is not an implementing district for the openness tension. High land use classification. The proposed amendment from 02:00AM to our floor for the subject. Property would bring this parcel into compliance with anchors but authorities land use plan as as the as well bring it to the compliance with the implementation District for Urban Residential, Highlanders classification. The Planning Department provided publish notice of the university area community college. So on December, 10th 2.25 in accordance with encouragement. 21 points or point pitch. No treat. The plan to park and also me. Load 173 public hearing notices on the same guy as of this writing, the planning Department has received no public comments. Other agency comments attachment recall months includes all comments received by the Planning Department in original format, state municipal reviewing agencies have no objection to the diesel. Approval criteria, the planning and Zoning Commission may to commend approval and the assemblyman approved the zoning if the rezoning needs all of the following criteria that is consistent with the company's plan. This great to be on is met. Don't it would not result in the objective risk to the safety or health of them is about it. That's right. Leon is met, Craig, you don't see it does not conflict with other means of food, state or federal courts relations and ordinances. This painted on ultimate department recommendation. The department finds that the proposed rezoning meets all 3 approval criteria. The department different was that the Planning and Zoning Commission recommended approval for this proposed these on from art mixed residential district to our And if I'm president district under foot, 2 assembly, Florida Belton Inc. I can answer any questions that the board may have. >> See no questions for staff. We will move on to the petitioners presentation. >> Hello, my name is Kate. So of U V E I am the petitioners. Representative staff covered this pretty well. I'm just here to answer any questions you might have. >> You have 9 minutes and 54 seconds for rebuttal. Are there any questions for the petitioner? Parents seeing none. We will open the public hearing. Anybody from the public wishing to testify on this matter. Please step forward. I'm sure scar so. >> I own the House offer. Kimberly Court. What's the deal with trying to change us from our 02:00AM 2 are for and how many for parks is are going to be in that. Does anybody know? >> This is time for testimony. Only we are. Here to answer questions remain. >> The road on that place. The Kimberly is really bad. We're going to have more traffic. We don't need it. Who's the person who is going for I'm just curious. To try to change it to our for. >> Maybe the petitioner or staff might answer your questions during that. >> I'd like to see what the thinking about what they're going to put on that as they cannot go on Piper Street or is it going to go on Kimberly Street to get out of hole? Subdivision? Paul, same pull up, pull Smith. So mission does anybody know? >> We are just here to hear the case. We know we do not know the answers, those questions. That would be questions for the petitioner. Like I said, choose to answer those during rebuttal. >> I'm totally against it. If we're going to have more traffic on street, it can take it simple as that. So I like to find out. This whole section. How many for parks are going to be on there? Is it going to go on, Kimberly or is it going to go on Piper Street, things to go on. Piper Street. There's too many houses on that street. I'm totally against. There are 4. Multi, you know, if they put 4 on their 4 plex is. We're going to have 60 more people. More traffic. We're gonna have to do the road. There's I like to talk to the person who's doing that. Who who is trying to change it to our for? I that's what I'm here for. Okay. fortunately. name is Joe Scar. So I live at 29. 37 Kimberly Court. As that on your testimony, is that all your testimony? Yeah, evening. I've been there for a long time. I've been renting for a long time, but I just want to know I hate to leave the runner who has been there for 12 years with more traffic. Maybe more crime. I don't want to see it turned into an or 4. I've had experiences. So in places in Anchorage and if L o. company. just that I put routers in here for the first time long time ago. All those it Pierre person for the city. And I just want to know. I know things have changed I'm retired for a long time. But I want to know what's going on, how much more traffic need on that. Kimberly Court. And needs paving. Is the city going to pay for or is the people on Kimberly gonna pay for? And if so, all the prices are going rise. People lead just 4 places there on that thing. So. How come to find out more? Thank you for your testimony. Your time is up. We will hear the rest of the testimony and then they'll be time. >> For staff or the petitioner to answer going to be another day. Fortunately, there's no time for you to this evening to have discussions. Yeah, this is you. got your testimony. I think you're your concerns have been and staff and the petitioner will be able to address sure. Your comment. So you're the person. Okay, but but OK, okay. I'll talk to her later of thank you. Anybody else wishing to testify, please step forward. Okay. We will move to seeing nobody in the crowd. We will move to the phone testimony. ♪ ♪ ♪ >> Your call has been forwarded to avoid. the person you're trying to reach is not available at the town. >> because it's Francis Eater. >> Fishy. >> This is Paul Hatcher with the Planning and Zoning Commission. Are you? For the public testimony case 2025, 0, 1, 4, 3, Are you testifying as an individual representing a group? What group are you with? >> Functional therapy of a lockdown. Okay. >> You have 5 minutes to get tested. If you say your name, you can start. >> Okay. And are you ready for me now? >> Yes, ma'am. >> I am. >> longtime resident in the area or 0, 4, 1, writes Tree. I represent 4 generations of my family. lived on Wright Street, which is near the property in question. Or >> I understand the commissioner now we well, having a bit of trouble identifying that and to I am concerned that a large property off of Hyper Street is going to be rezoned. I believe that's the thing that this property are. I agree. That is great put. There has been it comes rezone to a multi-family. Rezoning are for. I want to oppose that. I believe this is a heavily residential area, although it big. You we are residential in area. We want keep traffic to a minimum. We already have multifamily dwellings in that area. I would absolutely hate to see that beautiful them land turned into another set condominiums that over my neighbors. >> And their historic property. >> W hat? >> That's all I have. I interested in doing more research with community Council. I'm not sure what their stamp on is on that. And I'm not sure what the owner of the property down. There's on it. I have not had a count. puts them, but we certainly would not like to see more traffic in this area. And we most certainly do not want to an apartment complex condominiums. Go on. piece of property that has. Then there were mode and it is impacting what did it fall. And it's very to in the middle of Anchorage, which still part of Alaska and was said to have larger property like that. Thank you. >> Thank you for your testimony. >> Absolutely. >> All right. Anybody from the crowd, one who stepped forward before I close the public hearing. Actually, before I ask the petitioner back for rebuttal. Yeah, make it make it snappy. >> 2, 3, >> I'm Johnson Night Live also can really court. discover bills came. I will repeat. A lot things been kind of said I'm just going to opposing the rezoning also, I kind of about half way if you block doors down from the end of that street. I'm sorry. And that property. I mean. to see getting Thank you for your testimony next. Please step forward. State. Your name for the record. Let us know if you're testifying on behalf of >> yourself or a group. Myself. Karin Huffington, I on the property next door to this rezone we just bought in September for that wooded area. I strongly oppose this. Thank you for your testimony. >> Yeah, I'm Patty. Also on Kimberly Court. >> And I also oppose. >> Thank you for your testimony. I am an also on the property on camera. court. >> last name read Riep are up. Those are my neighbors >> I oppose as well for a lot of the reasons mentioned. But >> if you were to drive on on the streets in our neighborhood and April, I think you would oppose as well. It's probably the most potholed street in acreage. I have my 8 year-old also opposes. He's not here, but it's his bedtime. he's an aspiring ornithologist and he thinks it would be a shame to destroy that habitat for the the birds of our neighborhood. We have a very expensive bird feeder. How much more time to have. 2 minutes. All right. There's one other thing I want to say. I agree with the gentleman with the puffy jacket went first, but and the lady on the phone, which is we have a lot mixed residential. In the neighborhood already some might say that the reason have more. But I don't think so. Yeah, I I oppose think. Thank you for your testimony. >> And anybody else? >> Last call. Now we're ready for the rebuttals. You have 9 minutes and 54 seconds >> it seems there's a lot. So let's see. >> There's no current site design for this property. The owner does not currently have any specific plans to develop. This is currently just a rezone is the current zoning are 2 m already allows for. Duplexes and multifamily housing. Our 4 also applies for multi-family housing with similar lot sizes down to 3,000 Square feet. They could subdivided with the current zoning. They are not looking to subdivide at this point. This is not a subdivision that is happening. It is E rezone. The implements the comprehensive plan. >> If the did. >> Develop the property with large multi-family and they had to apply for new driveway permits. Then be something plan department and away would have to approve of and they usually would approve it for road that is below standards that could not support the site. And the applicable housing amount. there any other questions? >> Can you just state your name again for the record? Sorry. >> Kate. So as a U V E. >> Are there any questions for the petitioner? See no questions. Thank you for your time. Okay. We will close Commissioner Christian a I have a question for staff. Some may be. >> I'm we could close the public hearing and then do that. >> Sure. We'll close the public hearing. >> are there any questions for staff? Yes, I'm hoping that staff can provide just a little bit of background for us. And the members of the public are here on this case about the urban residential high classification in the land use plan map and where that comes from a nanny reasoning behind that. >> So that's a residential height is blame. It meant for of high-density residential, which based on the name and also by Pope is it is of fundamental be no, I don't know exactly why this specific location was need to presidential because Dylan, the land use plan was established. I was not about the news of a team, but as far as I can understand, it could be because it's it's location in the center of the city as well as the president's off public utilities that connect to this specific of awesome, which development it would also be other than just being other than just having the city's own implement. The land is up. Visit nation. It would also implement was going to of tankers land-use been in for the meeting the housing and employment needs of residents and businesses. And I encourage by using established infrastructure. Other than that, see that. This specific property. I believe, again, center located. So that is some some justification to it being a from my perspective, from my end of in perspective, being designated as a residential >> Just piggybacking off that a little bit. Do we know was this parcel changed in the 2040 land use plan? Does it change at that point or was it is it just carried? 2 is the same. You might not know the answer to that. So the chair of >> the zoning is I think a separate separate condition go the land use designation specifically is central high and I'm not sure about the 2020 land use plan and what it was. needed us. But as as for the 2014 is planning do that was to come like the extensive public hearing process as well as approval process is pretty strong democratic causes that created this land use plan. And I believe that at the time that was a present each of all for winds of the news. yes, with Thank you. Any other questions for staff? If there's what is the will of the body? Commissioner Uber? Would you like to State your motion? >> I move in case 2025, 1, 4, 3, to recommend to the Anchorage Assembly approval to rezone from our mixed residential are for our district who are for multifamily residential district. >> That's seconded by Commissioner Gardner Commissioner Uber. Would you like to speak your motion? >> we heard lots opposition from the neighbors and meets all the criteria for a There is no agency push packs. There's no comments from the community Council regarding whether they are supported or didn't support it. There's currently no site plans, but as stated by the Park, Titian are planning look at the driveways and their a further look into this if it was reported so therefore intend to support motion. >> Anybody else wishing to speak to the motion. Commissioner Gardner. >> I'll just add And I think implied in that and the findings providing staff packet, which I agree with is that this this zone doesn't implement a land use classification, which is in the 24 land use plan and that's reflected love staff speak to the process that went into setting that in place. And know I can appreciate the concern about losing a wooded area. I don't think that this the rezone kind changes that, you know, the owner would have the ability to develop. Under either either of the zoning districts themselves. So this doesn't kind of change that fact. >> Commissioner Polis. >> Yeah. I also intend to support the motion and just want to add that, you know, one of the main things we're talking about right now is increasing housing opportunities in the municipality in this as the opportunity to do that. >> I will just add that I also intend to support the motion and echo the petitioners comments that. Any future planning action that were to take place on this would require another public hearing and possibly requirements of improvements to the right away. Some of the concerns we're also a large multi-family development would likely trigger of this size. What I'm seeing would could possibly trigger major site Plan review, which would. Possibly allow more time for comment and it's typically required that improvements to substandard roads are made if they're going to connect to those. So. And then the our for tends to have higher landscaping requirements so I think the community concerns are valid, our will be addressed in future. So I content and support plan to support. Call for That motion passes. Now, May we please have staff presentation in cases 2025 Deaths, 0, 1, 4, 5 2025. Dash 0, 1, 4, 7, Thank you. Mister Chair. >> Case 2025, 0, 1, 4, 5, is a rezone request initiated by Rcm Properties. Llc for Anchorage Municipal Code title. 21 '03, 1, 6, 0, I to amend the zoning map for approximately 0.1 9 acres of land from an AR 5 low density residential district. or 3, a mixed residential district. The petition site is generally located north of contrary court east of short street, south of Calamity, court and west of Long Street in Anchorage. The Anchorage, 2040 land use plan classifies this property with a land use designation of compact mixed residential medium and are 3 isn't and implementing zoning district approval of this free zone are rather recommendation for approval of this reason would align the zoning districts of this parcel with the land use classification prescribed by the encourage 2040 land use plan. The Department provided a public notice publish notice and notice to the Bayshore class and talk with Campbell community councils accordance with Anchorage Municipal code. 21. 0, 3, 200 H 0.3 As of this, writing the planning Department has received no public comments from the 152 public hearing notice mailers sent on December 10th. Additionally, our attachment 3 includes all comments received by the Planning Department and their original form at the state municipal reviewing agencies have no objection to the result. The Planning and Zoning Commission may recommend approval in the assembly may approve and a rezoning. If there is rezoning meets all the following criteria it is consistent with the comprehensive plan. Staff finds that this criteria is met. Criterion it would not result in an objective risk to health or safety staff finds the criterion Matt and criterion. See it does not conflict with other municipal state or federal codes, regulations in order. U.S. staff finds the criteria is met. The department's recommendation is that it finds proposed rezoning meeting all 3 approval criteria. The department therefore recommends the planning and Zoning Commission recommended approval of this proposed rezone from our 5 low density residential. Our street mixed residential district and referred to the Assembly for adoption by ordinance. I can answer any questions. >> there any questions for staff? hearing and seeing none? We'll ask for the petitioners presentation. >> Chair if I might jump in. I believe that this is a combined case. And if we can maybe prefer, provide the staff report on the other case. Yeah, that right with the chair. That's the way you should do it. All right. Thank you. >> Thank you. to this isn't as he's on a quest initiated Sleepover see to amend the up for 9 boost. Those occupying approximately acres of land from our 5 low density residential. You ought to be mixed residential district. The increase. 24 the land use plan. Plus a phase. These 9 bustles with the land use designation of comeback. Mixed residential. Best medium and Trump's in support of development. The properties in question of cookies on our 5, which is not an implementing district for the comeback. Next, a special meeting land use classification. The proposed amendment from our 5 to act fee for the subject properties would bring these boss the compliance with the 24 to land use plan as 3 district is implementing district 4, the of compact makes U.S. special media Landis plus suffocation. The Planning Department lead to publish notice to the respective going to call so on December 10 25 in accordance with encouragement of a cold. 21 dogs feed season 2. It's not feet the Biden, it also May Lotfi 100 putting public hearing notices on the same guy as of this writing, the line department has received no public comments protesting that he's on. agency called its attachment 3. Com Inc includes all comments received by the planning Department in original format. State and municipal reviewing agencies have no objection to zone. Approved it on the Planning and Zoning Commission come and approval somebody may approve zoning. If me it's all the following criteria. Credit on it is consistent with a comprehensive plan. This great unknown is met. Credit on be it would result in an objective is to help the safety in the municipality, just writing on his ultimate. Chris, you don't see it does not conflict with other municipal state federal regulations and ordinances this crazy on his ultimate the Bachmann track inundation, the development phase of the proposed rezoning and it's also full of criteria, the book and therefore requested the Planning and Zoning Commission recommend approval for this proposed rezoning from R 5 density residential districts to Autry mixed residential district out of 42. The thought that somebody for adoption by ordinance, I can also owns in questions of the board may have. Thank you. Are there any questions? Here and seeing none? >> We will now ask for the petitioner's presentation. >> Again, my name is Keith. So that S a U V E I am the representative for the petitioner staff cover this pretty well. This is a rezone implements the comprehensive plan. And I'm here to answer any questions you might have. >> See no questions at this time. 19 minutes and 48 seconds for rebuttal. >> Okay. Now will invite the public to testify. Anyone from the public wishing to testify. Please step forward. >> Theirs are you an individual? >> I'm an individual but is is also the case to 5, 1, 4, 7, or yes, number 2 at same time. Yes, yes. Okay. So you I'm guessing you want to speak to 1, 4, 7, Yes. I want to speak to a 1, 4, 7, All right. Thank you. You have it. 6 minutes. Please state your name. My name is Jason. Jeff urge. I'm a life-long Alaskan. I've lived on a Joe living street in Morris and subdivision for 47 years. Okay. So they're trying to. Change it from our 5 to our 3, which would be multiple dwellings up to 3 or 4. These laws are 8,000 Square feet. Sure. You're 3 people or 3 houses or more on a very small law. Okay. The utilities. We're basically the more handset division. I knew the people that built the subdivision. It's over 60 years old. So the utilities are basically outdated. The one point a utility did try to sell the water utility to to the municipality. They turned it down because it's such an old. Outdated utility. And you people that are actually. The owners of it now or teacher teaches of it. They have been doing. All kinds of work on street. had all kinds of problems. So putting. More housing. In outdated utility. He's not going to help the situation. The whenever one utility took it over years ago, they raise a water from $45 a month to $120 a month. I asked how can they do that? You see where they're an independent utility owner so they can do whatever they So the other thing is. Are multiple. There's no sidewalks on the street. Kids walking down the street, getting off the bus. Okay. Have to dodge cars because we're right. In line with the Fred Myers. On Abbott. So they use this street is a thoroughfare. And the other streets not just go up tow law. The all the streets and the more hand a subdivision are basically. Speed demons. These people just raced down the streets post. Directions. There's large businesses on both ends Z's streets of more hand subdivision. There's a tire shop. There's other from multiple businesses and they take up. The street. So sometimes it's one lane. So more. Housing. More people is just going to can just throws more. Basically. Building. 3 plex or possibly more. I don't know. understand that our 3 is 3 plex, possibly for pledge. On an 80,000 square-foot lot. You're bringing in more colors. The wording on a park. There's no parking whenever you put a huge house. Was multiple dwellings on such a small law. And basically. Putting. multi units in this subdivision. Is not going to stall the House short image in Anchorage. Basically we have more of a affordability problem. And courage. Houses have skyrocketed. This is not going to Saul. How short a huge in Anchorage. totally opposes, used lived all my life. My dad came here in the 40's. I've lived an issue for 47 years. Would not like to start seeing these. This subdivision turned into OT Unit Subdivision. I totally opposed to most people I've talked to him, you should oppose it. Also. Thank you. Thank you for your testimony. Anybody else wishing to testify? Please step forward. There's nobody else wishing to testify. Will. Asked the petitioner up for rebuttal. Hello again. Skate. So say you the E. From what I understand. >> The >> problem was the number of units. These lots are about 7,000 Square feet. The are zoning district allows. >> One and 2 family dwelling units on launched down to 6,000 square feet. And then if you want to go 3 or dwelling units, you have to have 6,000 Square feet. Plus 1000. >> Per dwelling unit. So most of these lots could have up to 3 dwelling units. That could be a 3 plex or a duplex with an E U. I think that was the extent of the issue. Are there any other questions that the board might have? >> the question for the petitioner commissioner polls. >> I just got one question. Kind of hanging out my head. Do you or does staff know when you have a private water company in a neighborhood and somebody build something that they don't you know, the water main can support that. What is the process to go through is a like a was where they have to up says the main. I mean, who controls that? that be done? Sending 1 million to that question. >> Through the through the chair commissioner pull out. That is a privately-owned regulated utility. And so if Upsizing was required for fires, that what you're basically saying, if you build a structure large you need fight, they would have to prove that the help at system could actually produce enough fire flow and pressure to for a sprinkler system. >> So future permitting would occur with them and correct. It would assess the situation there yet because of the tough it is ready to sue or in this area. It's just out that water. So that, yeah, okay. Thank you. And I see no further questions. Thank you for your time. Thank you. >> All right. We'll go ahead and close. The public hearing. >> And we'll look for. >> 2 separate motions in these cases. Or there's questions of staff? No, you could now time for those. Also. Commissioner Christian of would you like to stay motion? >> Yes, I move in case 2025 dashed 0, 1, 4, 5, to recommend to the Anchorage Assembly. Approval of threes on from our 5 to our 3. >> Seconded by Commissioner Police Commissioner Christian. And would you like to speak your motion? >> Yes, I intend to support this motion I think I will. >> Read the 3 criteria because this is a case specifically implementing the land use plan map the criteria. Our that is consistent with the comprehensive plan. It would not result in an objective risk to health or safety. And it does not conflict with other municipal state or federal codes, regulations and ordinances. So I just want to restate That is what the commission is reviewing in this case. I believe that it does meet the criteria and intend to support it. >> You thank you. Anybody else wishing to testify? Or speak to the motions? Hearing none. We'll call for the vote. That motion passes. We're looking for similar motion. In case. 1, 4, 7, Commissioner. Plus, would you like to state motion? I move in case. 25 0, 1, 4, 7, recommended the Anchorage Assembly approval of the rezone from our 5 low density district are 3 mixed residential district. >> That's seconded by Commissioner Commissioner. Polis. Would you like to speak your motion? Yes, I will note that I agree with staff findings. That of 3 criteria are being met. There were no agency comments that needed addressing. I do acknowledge the gentleman's need for street improvements and all that stuff. That stuff comes later. That is not part of this. The neighborhood is that the land use map, they're moving it to that and this also has the ability to create additional housing opportunities, nothing with affordability. We get that. It's not about affordability. We can't control that. Anybody else wishing to speak to the motion. Here and seeing none called for the vote. That motion passes. >> Now we move to case 2026 Dash, 0, 0, 0 for Please have staff presentation. Thank you, Mr. Chair. >> Case 2026. 0, 0, 4, Excuse 0, 0, 0, 4, is a reason. Request mission initiated by Dimitri about luck per Anchorage Municipal code. 21 Point 0, 3.1, 6, 0, I to amend the zoning map or approximately 0.2 0 acres of land from residential office district to our 3 mixed residential districts. The petition site is generally located east of round circle south of Crescent Street, West of H*** Vidya Drive and north of Saint Crawford. The Anchorage 2040 Land Use Plan classifies this property with the land use designation of commercial corridor and are 3 implementing zoning district per the plan. Quote, where appropriate for housing opportunities end quote, both the existing zoning I've arrow and the proposed zoning of our 3 are implementing zoning districts of this land use designation. The Planning Department to provide public notice and notice to the Rogers Park Midtown and Tutor area community councils in accordance with municipal code. anchors municipal code. 21 point 0, 3.200 H 0.3 As of this writing the planning Department did receive one public comment in support of a duplex in the neighborhood rather than a commercial enterprise. Attachment. 3 contains comments from all other state or municipal reviewing agencies. And we found that there were objections to this rezone. Moving on to the approval criteria from Anchorage Municipal code. 21 point '03 point 1, 6, 0, I 0.4 The Planning and Zoning Commission may recommend approval and the Assembly may approve a rezoning if the rezoning meets all the filing criteria it is consistent with the comprehensive plan. Staff finds this criteria is met. Prince Harry and it would not result in an objective risk to health or say safety staff finds the criteria is met. And criteria. See, it does not conflict with other municipal state or federal codes, regulations and ordinances and staff finds this criteria is met. The department recommends and finds of the proposed rezoning meets all 3 approval criteria and the department therefore recommends that the Planning and Zoning Commission recommended approval of this proposed rezoning from residential office district to our 3 mixed residential district and refer to the simply for adoption. The ordinance I can answer any questions board may have. >> Commissioner Christian. is also implementing district of the commercial corridor designation. Correct? >> Threw the chair. That's correct. maybe this is a question more for that petitioner. I think I'm trying to understand the narrative and the the reason for this a little bit better according to the I'm getting the sense from the petitioners narrative that. Partly that reason is so that this so that our 3 better aligns with the Geneva Woods, Homeowners Association covenants, could you provide a little bit why if both? Implementing zoning line with that commercial corridor designation wide. This is preferable rezone. Threw the chair. Absolutely. The petitioner Dimitri came to the planning Department for a couple of conversations that are public counter as the owner, he had read the covenants in place by the homeowners Association and found that their cover some of the covenants provided restricted the use of the parcels to a standard of Anchorage municipal code that is no longer. practiced the. Covenants from the H.O.A. would not allow for anything higher than a duplex. The arrow standard for use classifications does not allow anything less than a triplex. The petitioner was left with a couple of options and determined that pursuing an abbreviated rezoned to the are 3 zoning district would be I don't want to speak for him, but I could imagine the most expedient yusuf's time develop the parcel. Thank you. The answers. My question because any other questions for staff. >> Hearing and seeing none. We will all. Ask for the petitioners presentation. Yes, my name is to be coach and I will agree with the findings and I'm here to answer any questions. Any questions for the petitioner? I see no questions. Yes, 9 minutes and 54 seconds for rebuttal. We will open the public hearing. Anybody wish to testify in this matter. Please step forward. >> Hi, my name's shown prospective buyer in Geneva. Woods. And I just want to say that I agree with this rezoning, especially I just read the comments as a prospective buyer and was seeing are to be further restriction on this property. so it makes sense with our 3 new designation. Thanks. Thank you. >> Anybody else wishing to testify? My name the forslund and I'm homeowner in Geneva Woods in a mostly current president of the H.O.A. We've been in contact over the last few months with Mister Buck. You lunch. In the planning Department and we fully support changing it to an R 3. Which allows for the development of a duplex on that property. All of the other are a lot switch or 5 are already. I already have duplexes on them. So this would just add to what's already there. Anybody else wishing to testify, please step forward. hearing seeing. We will ask if you like to use your 9 minutes and 54 seconds for rebuttal. Petitioner yields their rebuttal. We'll close the public hearing. What is the will of the body? Commissioner Police? Would you like state motion? I was a case. 26 s or 0, 0, 4, to recommend to the Anchorage Assembly. Approval of the rezone from residential Office district. >> To our story, mixed residential district that is seconded by Commissioner Gardner Commissioner Police. Would you like to speak your motion? Yes, I'd like to note that it meets. The criteria is noted in the packet staff. There are no public or agency opposition and actually 2 votes of support. Tonight we've seen and I summit broke record. But this amendment provides the ability to improve housing opportunities in the municipality. Thank you. Anybody else wishing to speak to the motions. And seeing none. We'll call for the vote. That motion passes. anybody need break or do we want to continue straight on through? >> We're moving on. All May we please have the staff presentation in cases Twenty-twenty 6 Dash, 0, 0, 0, 5 and s 1, 2, 8, 6, 7, Mr. Chairman was a commission to give the moment. I'm gonna look Paul out and I will lock get to my. >> Drive. Thank you, Mr. Chair members commissions over the delay. It is day. I'm kind of foster talking about. Hills PD, CP case and just a little bit about the subdivision case. But believe that too. Shawn, who's the expert on that? So this is again, case 2026 0, 0, 5, Conditional use for it planned unit development. We talked about in the work session before the meeting. So encourage anybody in the public or anybody listeners after to see that made a lot of discussion about it. We have a little bit more information that we can provide on that as well. So I'll just quickly go over sort of the timeline of the case. Brief overview in the criteria. And then I think if they're running together, we can hand it off to Shawn or proceed as the commission decides. So. This project goes 20 years to 2006 when the Anchorage Assembly, DUP, the Crow Creek, Neverland is plan 2006. 47 as an omen of the Conference of plan establishes covering plan document. It's the master plan still in place. It doesn't expire. So if if there's a requirement for a master plan that the pieces in place in 2009 Heritage Landbank submitted a Platte 40 lots. They were never recorded is approved for 16 months. Good improvement. Transmission lines construct in 2010 hlb issued RFP for disposal 2021. also in 2021, Hlb did some wetlands and streams mapping work in 2020 for the Assembly adopted 2023 1.37 approving disposal of the Heritage Land Bank properties. The ordinance also includes additional conditions and in 2020 for the whole new set of a contract was recorded at 2024. 18. And in March 20 to find the assembly adopted 2024 1.14 s updating the group a comprehensive plan. This is one of the newest components of the comprehensive plan. So it's really fresh guidance and that also indicates that there will be development here over time and also mention that in March in 2025, away also was working on the high Tower road. So during the work session, commissioner polls had a question about the traffic impact analysis and you know it in the staff report. We talked about this number of 600 versus 100 and I think that comes down to our Lee trips versus peak trips are daily trips and so in and talking among staff, we I think what happened is there was a lot of work on that. Well, the project management Engineering Department is working on that road over the summer. And that's what came out of that worst. We're still trying to find the pieces that so it was a great question. In general going, you know, to the big high level. A future land use planner land use plan map like you see here is sort of how the community and visions that things are going to look for in the future. And so on the left, you see the 1995 grid area plan which indicated area outlined in the black there would be single-family residential. So since 1985, you know, 30 years over 30 years, it's been designated for some type of housing is going to go here. But then what's interesting in the 2025 plan adopted last year. Now, the group, a comprehensive plan. It also shows that this area will be, you know, designated for housing development. The now it's moderate intensity residential. So between 1995, 2025, the community through the latest plan map of the Conference of Plan kind of made the choice that, you know, there's going to be more development here that could be single-family. It's going to be a range of different types of moderate intensity, residential and that are moderate to see residential. This is language from the plan. What's coming using this as opposed multi-family less from abroad, types housing developments along with some mixed use opportunities. So based on what we've seen in the application, there's no mixed use in this project. So that doesn't really apply. But it does allow for that sort of broad you know, range of housing types, the vision of the plan sort of come to fruition through this project and the text in blue is a little bit more detailed information about that. Everybody knows there's been a lot of talk about housing Goodwin's, no exception. This is also from the code of conduct comprehensive plan pitch 2 dash 47. They determined when the plane went through. That group needs about 303 total housing units, both new and rehab and they need those at all income segment. So this is sort of a bridge or rainbow, whatever you want to call it, showing along the top bar income category C of housing for low-income households, middle income households and higher income households. And there's a need for units at all of those levels. So for any discussion about, you know, what, what kind of people in those are working. Households are kind of incomes. Girdwood needs enough housing and a lot of housing in all income levels. So I know this will be a mixture and it's just lots right now. It's not housing developments. It's not actually units, but Goodwood needs all of it. And so it's a pretty modest development only about 39 lots. And so, you know, those those 39 lots, if they become multi units are not really fit into basically any of these categories. So it does seem to be meeting the need that was identified. The plant. Now speaking to the subdivision Case S 12, 8.67 and PCC case 2026. 0, 0, 0, 5, Basically the language is a little confusing. But what we're doing here is a planned unit development which allows a more detailed look at the development project done through a conditional use process. So that's sort of a bigger procedure in code. And this is used in situations where you have a development site with special conditions are special characteristics. So that's why it will. You'll hear us talking or the commission talk tonight about APD versus up. The PD is sort of a little process nested within the bigger process, which is the conditional use. Comparing the PD criteria so that the criteria for approval and staff evaluation of these this is on the staff packet. Also the work session. We showed a sort of summarize version of the slide basically has to be one acre or more. There has to be a minimum of open space. There needs to designed be compatible with the residential. Make sure the development access and connectivity must comply with 21. 0, 7, 0, 6, 0, utilities. Have insult underground homeowners agreements. The coach says that the commission shall review a articles of incorporation bylaws any such association. So playing a permit required as a condition that those be provided to the Commission for review. At some point in the future, because right now maybe a bit premature to have those as we're only looking at lots. But in order to follow the code, we need to make sure that those get reviewed, not just by the planning part, but they need to be reviewed by the Planning and Zoning Commission development options by doing up you do you get a little bit more flexibility terms of lot size and height and dimensions and that sort of thing. And there's a table also in that section of the code that says you can have up to this density so angered would the table says you can have whatever, basically the water and sewer limitations will allow in this area. sewer. And then finally blast condition is planning to develop interning in our district. This isn't in the turnagain arm district. So that doesn't apply. Now. Another long boring sliding. Again. This is just going through the criterion. We did go through session as well. This is what you have to go through for a conditional use. So not only do you have to meet all those criteria of the PD, but you also have to make sure that you're following the conditional use the commission does in order to make a favorable recommendation. So the first thing is that the proposed use is consistent with the Conference of plan and all of will provisions and put state federal regulations. So big picture, you know, looking at the plan, really does seem to in compliance with that. And it is a disorder affecting that plan. This is been, you know, an idea to develop this area since 1985, at least. so now we finally delivering on that. The second is that the proposed use is consistent with a purpose intent of the zoning district. Gr 3 is a residential zoning district. And this is just residential development. So it is in line with that. The next is the proposed use is consistent with any applicable. You specific standards set forth in 21. 0, 5, so again that see, you see up process is more intensive. Then the PD process more intensive than a master planning It really covers a lot of that. But in any case, the Crow Creek Plan adopted in 2006 serves as that master plan. So the master plans in place, but also this up process of the PD process using the cip process allows that flexibility to sort of make that decision the next one is that size dementia, shape location are adequate. A lot of that really gets dealt with in the subdivision when you have just a lot of professionals, people looking at, it's a slow going to be right. Is the drainage me OK? You know, get fire up. Their coming places unit here is this. Does this lot really make sense? So that's a piece. And that's why it's kind of helps to look at these 2 cases together. Next. The proposals will not alter the character, surrounding area in a manner. Extensions limits in pairs of prevents other properties. Basically from the able to joy, they're uses of their properties. It doesn't. It is either. You know, it's it's a pretty low, pretty low density development and there's a lot of open space involved. So there's a big tracked for open space is also a lot of yard space. And there's a lot of sort space around there. And again, as the plant says, this, Larry has always been sort of designed and planned for some to sort of housing. So this finally reaching that goal. The next is any significant impacts anticipated to result in the use will be mitigated offset to the maximum extent feasible. So, yeah, again, looking at this development, this planned unit development It doesn't seem like it'll be an issue. The municipality of Anchorage built the first part of the road and they designed that they do in 2025. And so the design that, you know, knowing that something might happen here and and expecting any sort of long-term travel behavior there, but also mentioned that, you know, Girdwood plan is pretty clear about wanting people to use range of different ways of getting around. I think one of the goals or policy says he didn't. You don't have to have a car to leave in Girdwood. We want our, you know, our driveways to be our trail that so they want to encourage a lot of different stuff. So kind of right-sizing. The transportation infrastructure is a great way to do that. Next. The proposed use is appropriate located with respect to transportation system. You know, plan streets improvement, strict capacity, access site. You know, all sorts of things like that. That also, you know, and review meets this criteria and there's language in the plan that would support that. also the only building the road just making sure that there will be trail access. There will non motorized infrastructure on the road and long term. You know, this is more of a municipal responsibilities thinking about long-term secondary access building up the road at work because is good. What is value of to keep building loops so that people can get it out safely? Fortunately, just the way that a lot of road building works is you need development to build roads. So this is sort of moving closer towards building out that network that has sort of redundancy. So people get out in an emergency and then finally the proposed use is appropriately located with the specter existing existing water find police wastewater water, some facilities, so public water and sewer will be available. Survivor of a fire station number 4. And with here, police department. So we're doing all those planes, apartments, 3 conditions of approval. The first is just a the applicant needs to fought. Follow the the rules of planning development and make sure that whatever they file with the state follow through on that. But and and, you know, the same as what we talked about here tonight. The next is that the applicant shall submit for review the commish, the articles of incorporation and bylaws of any such association prior to the sale subject to association and also said that this may occur later date for the planning Department forward onto the planning Zoning Commission may be submitted electronically. We have talked with the applicant. We we know that they've begun working on this, but it's a little premature, I think, to have been finished. And so it makes sense to. Have the submitted a little bit later to the planning and Zoning Commission and on this one. It's it's kind of interesting because this case, the the municipality actually that the assembly adopted an ordinance that was in effect was was the development agreement for this project. So that's a little bit unusual because you now have the planning and zoning commission weighing in a little bit or just being involved in a case where the assembly has already made it a certain decision. So that makes it harder or let's that's a hard let's make very inadvisable for the planning and zoning Commission to be putting conditions on an ordinance that has already been passed by the assembly because lower body can't really tie the to the action tied the actions of a higher body. We have a bunch legal. So my colleagues from legal or tonight they can speak to that as well. Finally, a notice of zoning action and final prep site plan should be funded state and the proof such shall be submitted to the planning Department. So thank you very much. Glad to answer any questions. direct questions to steps needed. Commissioner Christian. >> Yes, see a couple of references in our packet to a land use study. wondering if staff can provide a little bit of background about but a land use study would entail and how some of that may have already happened. 2 other parts of this process. >> Threw the chair to Vice Chair Christmas. So I believe that's in the code Section 825, I don't think it's part. I think it's part of hlb coat. It might be part of the disposal process. So technically it's not part of the title. 21 process. And so I can't speak to that. We do have members of Hlb here, but from the title, 21 perspective, the conditional you should be considered based on the criteria of whether it meets the conditions right here in of the PD. So I would defer to my colleagues in Hlb on that as a as I don't think that's a total 21 issue. But they might have an answer anyway. Sure. Thank you. Members of the Commission Rhino with Heritage Land Bank. The short answer is no 10 to 25 doesn't apply to this development because this is a privately owned parcel. >> The longer answer is the Crow Creek Neighborhood. Land use plan is the governing area master plan for the area. This site specific land use study is only triggered when the comprehensive plan. Is not definitive enough. What appropriate use of that parcel So in this case we have both the 2006 cricket neighborhood land use plan that defines the priorities for the area. Community priorities as well as a conceptual rendering. What moment could look like. And we also have the updated 2025 cup. recovery a plan that gives the classification for this person. >> Are we every call and that both? Staff presentation. >> we would like to give a presentation on the planning case as well. >> That works, correct, thank. Thank Mister Chair. This is Case S 1, 2, 8, 6, 7, This is a plenary requests to subdivide. One tracked into 39. Lots into tracks. requested preliminary plan includes a 2 part phasing plan, which in combination of I-39, loss for future residential development in Girdwood as part of this development agreement. This includes a request for a variance from lot front engine access, dedication of streets and cul-de-sac links. All the variances are related to proposed tracked one be a private drive named Holton Hill Circle. The Homer Association will maintain the private road track one A's and open space tracked included for what land protection purposes should be noted that none of the review agencies had any objections to the plight of the variances. The majority of the subject property is owned. Your 3 Girdwood single-family to feeling residential. The planned unit development will allow for an increased residential density and a more efficient mix and higher density land use. The proposed subdivision plat reflects the proposed PD lot configurations. And sizes ranging between 6,500 and approximately 48,000 square feet PT Flex flexibility allows a petition to provide a variety sizes of lot configurations, not constrained by setting a lot size. For road improvements and dedication the subversion has access to high Tower Road, which is a collector road when the official streets and highways plan and the proposed whole Hills road would be a local road with the cul-de-sac being a private street. Our requirement. The plan is going to be to dedicate 60 feet a right way and construct remainder of Holton Hill's road is a strip paved road in accordance with AMC. 21. 0, 9, 0, 705, Holton Hill Circle within track. The she'll be constructed as a 20 to 22 foot wide strip paved road. And for as matters of the drainage of watershed management services requested a resolution was private development regarding the need and location of drainage easements and storm water treatment and extending detention requirements will be included. Trails the Iditarod Trail enters the property at the southeast corner of the subdivision and meanders along the West Bank. Glacier Creek on the east side of the development. In 2010 minutes, 5 acres determined that while original DART rail is subject to 100 foot easement the original line fall, the Crow Creek Road right away and is not in the current alignment of the trail. The municipality then determine that the existing line is subject to a 50 foot wide easement. 25 feet of center line and the existing portion the trail shown on the plat is the existing to do trails, not subject to any Rs. 2, 40. 24 77 provisions. So the proposed plant will maintain the majority of the existing trail line in its current location and would realign a small portion of trail, which is approximately 3 feet to accommodate the development in the portion of lot. 4 through 11. Recommendation condition of this preliminary plat is going to be that the petitioner work of municipality Girdwood Trails Committee that yes, national for staff along with affected users to ensure that re location within this provided easement is appropriate for use in alignment with the group would trails plan. Of 2024. on to the matters of the variance. So parents, there's 3 different variances. The proposed cul-de-sac ranks. Yeah, is measured of approximately 670 feet variant. It's required because the proposed planning and development allows changes density lot size uses a dimensional standards and design standards. But the chapter 8, 7, years and standards are still applicable to the cul-de-sac links of variances approval. Variances wanted to would allow Holton Hill Circle to remain a private road within this access tracked one is met for both variances one into the steep slopes in portions of the property limit, the location of structures and utilities, the location design of this private road will minimize the site disturbance envelope for structures and s**** disturbance. Standard been met for variance. 3, there's no right away connection available south of the property. The Girdwood Elementary School subdivision connecting the pros Holton Hill's circle. The whole Hills Road would require grade greater than 20%. And this exceeds the maximum great allowed in the design criteria manual 10% staff finds that condition be is met for both variances one and 2. The Homer Association will probably maintain the road improvements. and the the private maintenance is The topography of the street and control the fish and snow plowing and sanding for fast response times. Staff found variants 3 for the cul-de-sac has been met. Granted approval of this variance. We'll provide a road for the section of both adequately serve the neighborhood and accommodates emergency response vehicles. Staff finds condition has met for variances wanted to the proposed private street design provides for compact development and isn't necessary with steep s**** and other environmental considerations. Although all lots within the subversion of this cold circle of access via the prior road staff finds variants 3 for cul-de-sac linked has been met. The intent to the section is to discourage cul-de-sac center excess in length for safety reasons. And officials pay the safe and efficient access to the press. Those lots, the proposed whole vision cul-de-sac exceeds the standard by 70 feet or 11%, which appears to be the minimum additional link required to provide access staff finds Condicion de variances wanted to have been met. The topography of the property of them is the design options. And staff finds variance 3 for the Kozak link has been met for condition. Be undue hardship would result in from strict compliance. The certain regulations denial. The variance would affect the property. I would greatly increase the development footprint inside disturbance envelope for a secondary connection down the whole hills road. And it also can create short. A cul-de-sac would reduce the number of residential lots work it in turn, create possibly other variance is required such flag lot length. In AMC. 21. 0, 8, 0, 4, which is the street variance standards criteria. Staff is found that all 3 standards have been met. The private street will include any easements it is a requirement for the developer to build a private road to municipal Standard. Homeowner's association will maintain that private road. The subdivision showing the Pratt will provide access to the locks provides a compact development and maintained a public standards through Homer Association. And his design is a cul-de-sac which will not conflict to the orderly expansion of the street system. So with that being the planning Department finds that the standards are substantially met and we recommend approval of the conditions found Page 9, 10, 11 of your staff packet with the 4 different. You make motions on all 4 different cases. Thank you. Any questions for staff? Hearing and seeing none. Go to the petitioners presentation. Good evening. Chairman Commissioners, my name is Brenda Market. I'm a registered civil engineer with tried Engineering LLC. I'm here tonight on behalf of see Why Investments LLC is the positions representative for the Holton Hill's development. >> Also with me tonight, as Tony Hofmann with a company who provided much of the application narrative and designed the lots within the proposed plant that you see. Coleman, Holly Wells, both attorneys that can answer H.O.A. are some more legal related questions. Additionally, Shimmer with CI Investments, LLC is also in attendance and will provide input on the residential market as well as answer any related questions. The board may have. We're here tonight to discuss the concurrent actions front of you. Case 2026 0, 0, 0, 5 in Case S 2, 1, 2, 8, 6, 7, Let's begin by making it clear that the Holton Hill's development has been carefully designed to help solve a well established problem in Girdwood. Both applications staff's findings, the adopted Girdwood comprehensive plan, Crow Creek, Neighborhood, Land use plan and the local community as a whole have identified a lack of housing as a major issue incurred. What the Holden Hills development has been a municipal priority for nearly 20 years dating back to 2006 with the creation of the Crow Creek Neighborhood Plan. This plan serves as the governing area master plan for this project and was accepted effectuate ID. But the extension of water main into and through the original Holton Hill's development 2010 11. The application before you today identifies 39, lots and 2 tracks proposed within the existing tracked one of Holton Hill Subdivision. This existing tract is roughly 16 acres in size with various physical constraints, including close proximity to Glacier Creek, existing water transmission main steep topography, bedrock sensitive areas that include wetlands and drainage crossings. Water and sewer utilities are planned for all lots in the development with the exception of the upper cul-de-sac. These lots are currently plan to utilize private wells for water service and public sewer extended for sewer service. The physical constraints of the site predicate that both the pdm plan be structured in a proposed configuration in the proposed configuration. The center line of the primary road alignment runs was existing water transmission. Main. The upper cul-de-sac is configured to reduce for a great small, avoiding wetlands to the maximum extent possible. The upper cul-de-sac also is within one of 2 key tracks that help Les outfits land track. One is an open space track. Set aside specifically for wetland protection and open space enjoyment. The second is track One B, which supports of private internal drive. The compact private access approach is intended to reduce disturbance to stoop slopes. Titan, the development corridor, and it avoids creating small Internal Road segment that would otherwise become a municipal maintenance obligation. Between maintains that, but it still intended to be built a municipal standards. There's no current or future intention of getting this private road. I also want to address since the clearly in that the application provides an approximate maximum competed density for the project. 8.2 dwelling units per acre. This is an upper end calculation. And based on the assumption that 37 lots are developed as duplexes and to multi-family, lots are built out with 22 units. distance. It is above the 5.2 dwelling unit per acre generally allowed with the underlying GR 3 zoning and more realistic density was likely close to 70 which assumes that 37 lots are split evenly between single-family and duplex construction with either result, APD Mechanism allows the density flexibility while also maintaining open space for sensitive areas like wetlands. important to understand why the underlying zoning alternative doesn't actually produce meaningful additional housing for it. All G or 3 allows for 2 family Dimensional standards require twice the for to family for to family law compared to a single family lot. So in practice, GR 3 tends to function like a typical single-family subdivision developments, limited opportunity for additional are mixed density. That's why the PD to critical. It gives the flexibility to respond to depart fee and wetlands in a way that still supports the communities. Broader housing goals. Another of these goals is the preservation of the Iditarod Trail, which we all acknowledge is part of grid was identity. The staff report includes specific conditions for the relocation and construction of the trail where the existing portion overlap slots for through 10 of the Plan Subdivision. Coordination with the Heritage Landbank Trails Committee and other relevant stakeholders are all conditions of the plant and will ensure input is received from all impacted parties. So when we say this is the highest and best use of the property. We mean a residential neighborhood on plan on land planned for residential use built in a way that respects wetlands and topography protects and maintains public trail access and delivers needed housing with meaningful and enforceable conditions. In closing, it's very important for both the commission, the community to understand that this step is not the end of the process. It is an essential part of the framework that allows diesel engineering to move forward. After these approvals. More more work will be involved to complete and submit full road utility, grading and drainage plans for review by the appropriate agencies. >> And the project will be required to meet all applicable code and design criteria before any final approvals and construction can occur. We appreciate staff's in-depth analysis of this Agree with all recommendations of like to thank the Commission for the time you've taken to review our applications and we respectfully request the commission's approval. Both the condition you some planning applications for the whole House development with that, like to reserve the remainder of my time for Battle. Thank you. Incue. 14 minutes and 7 seconds. Any questions for the petitioner? No questions. We will. The meeting up to public testimony. Anybody from the public wishing to testify, please step forward. Please state your name and let us know if you're testifying on behalf yourself or a group. >> My name is Amanda Tuttle and I'm petitioning on behalf of myself as a business owner in Girdwood. I'm Amanda Tunnel the business owner developer and a contingency plan coordinator, how some longtime board member of the COVID Fire Department. This board right now has a chance to do some good for girdwood and we need it. Our local girdwood economy has been killed. I know this. I have daily, accurate Data Island Coast Pizza. I know our economy well, we're suffering. But you have the ability tonight to say, you know what, we need more information and I ask you to do that. I ask you to postpone the approval of the conditional use permit for a planned residential development due to the lack of environmental data and reviews that have been conducted for this project and the failures to identify the impacts guard. What's critical public infrastructure in community. This project already installed a paved road without ever completing a downstream assessment. This is a large scale land disposal and development that has not even gone through a phase. One investigation. Where had a tense can Vance route defined as required by Moe Code? Good was critical. Public infrastructure is failing in its managed by a real estate Commission board. The Alaska Railroad tracks the new Seward Highway in the old guard would levy are an engineer federally listed watershed management system that ensures that all of the Glacier Creek Valley, 62 Square miles of temperate rainforest goes under both federally built bridges, the Alaska Railroad trestle and the new Seward Highway. The failure of one is a failure of them. All. The Cox, the consequences will be devastating locally statewide and nationally. The largest impact to any surface flow is the installation of a road. They created. But they create barriers and deflect an increased surface runoff on to unintended receiving areas and waters. This project has not taken into consideration any wetland mapping despite disturbing a class, a wetland already. Real estate agents are not qualified to do natural resource management or utility maintenance hlb. This last month stated they do not have any contracts when with any of the other responsible parties for GERD was critical. Public infrastructure, watershed management system. That is Alaska Department of Transportation and the Alaska Railroad. The levee is failing. It cannot handle anymore. Upstream development, especially a large-scale one. We have had unprecedented non-regulated upstream development since a railroad trestle was built in 1917. Heritage Land Bank in 18 girdwood critical public infrastructure and must not cause further degradation to the infrastructure for the profit of a residential development. We have no vote in girdwood at the municipal level. This is our last stop to stop an environmental disaster from occurring. You know what did? We beg you? Please slow this development and ask for more questions until the resources and the responsible parties have been identified for good. What's critical, public infrastructure. >> Are there any questions for the pitch? For the testimony? You said the railroad trestle is failing. >> every don't. Take your word does anybody know about them? so here's what's happening. So the railroad tracks, as you know, their own completely perpendicular to the Glacier Creek Valley. Right? That railroad trestle is built in 1917. It's the only put for all of Girdwood strange to come out. railroad trestle is only 77 feet wide. What so the Alaska Railroad trestle is old. Woods. Northern sorry, Alaska Railroad tracks is a look what's more perimeter. The eastern perimeter is the 1600 foot levee that keeps them water going under the railroad. The railroad trestle and then it goes directly under the new Seward. Highway Bridge is an integrated watershed system. I actually brought you guys a map. The Army Corps of engineer has federally listed this as puck written as being built by the Army Corps of Engineers. In the 1950's. So it is federally protected. It's a Katrina situation. What we have going on. So the the railroad trestle, I tell you it's actually pretty dang stout, but where it's failing is immediately downstream. Because all the Glacier Creek in California Creek or in a head-on collision at the Trussell. We got 2 major drainage is coming down our valley. They both hit the railroad tracks, affects the team to it and run head on into the trestle weather. First. Go into that 77 foot light area. What it does is it's channel eyes the main flow directly onto the levee. And the levee has never once been maintained repaired since Girdwood was incorporated into the municipality in 1984. It's got a map. It's only 12 feet wide aggressive. It's about 26 feet wide is actually catastrophically failing in 2 places. And I saw with my own eyes tonight, a really unclear. It's still not over 30st 2021. The levee was going. I've been screaming for 3 years to get air additionally and think to put the levee and their work plan and we still have not done it to date. That means that no one viral, that environmental assessment know downstream assessment know date, Emily document to date has even identified this levee in this federally listed. Its its failing. Its got trees grown out of it. People don't even know it's a levee. Pretty scary. Thank you. Seeing no further questions. 0, one more question. Commissioner Polis the so. just branstorming out here. Yeah. So is your request that? >> Development can occur until Girdwood addresses. floodplain issued type situation. >> I absolutely believe that good with these to be looking at a large scale at the inn at the implications on hlb him away on public infrastructure. We can't keep on going unregulated, you know, because fighting over title. 25 guys asked tonight for title. 25 will be our title. 25. That's when the land use study was supposed to be completed, but they never did. It's never been identified. Another saying we're title 21 lands. What are we? You know, like either way we still get it completed downstream title. 25 and title. 21 both clarified it if they're needed. >> we're kind of told not to talk 25, but but it got brought up earlier. That's know, I you. You know, the stormwater system for the municipality. Anchorage doesn't allowed new development to increase runoff off the site whatsoever. Asked do a massive change, but I still have to do that part. But they've already inserted a road and they've redirected that water from the new road installation is actually going into the California Creek drainage. >> Which cannot handle, which is where the ruin culverts are, which is the road that you missed installed or you got one that failed on it. Tobar 31st. Those 2.64, inch culverts. And I've got video that I sent to the watershed Department actually last week from earlier this year, just in the high slot. We just had a higher rain event happened. Atmospheric storm that came through the colors for nearly on the verge of going the public's eye roads guy in girdwood and I were picking up debris out of the culverts to try to stop him from going just earlier this So all that water. So they've already installed a road. That's number one. Biggest implication that you can put onto was on a surface flow. They've already done damage. And so I do I want I would love to see this board say, hey, guys, we need some more information. We need. We need to know what we need heritage landing to identify contracts so that we've if that levee goes, that it's not left onto us. Landowners, you know, incurred would to respond to a levee failure. We need resources. But first, we need away to even mention that, you know, that they that it is theirs. I see no further questions. >> Good evening, everybody. Crystal Hoke, I immigrated resident for the last 12 years >> for yourself, I was working on behalf of myself. I'm happy that I get sick spin. It's because >> I wrote up home because I have testified many times and it doesn't seem to make any different. So I'm wondering if some art might have an impact on you guys? Holton Hill's Holton Where do I begin? When the community said we will need land for essentials, spill out application, make it a potential. So we did what they said submitted it with some 100 letters of support. We had a specific request ball is in their court and what was their response? An RFP for 150 acres. Let's sell off girdwood there for the takers. We were in the aftermath of COVID when it all went down. Real estate office still closed to the public meetings held when Santa was in town. Meanwhile, we asked what occurred with get often finding ourselves left out. But are you ready yet to let us have a say to speak without ridicule, to be taken seriously rather than the full. When you hear the testimony, is it all just NIMBYism? is a pot smoking hippies depending on your prism. We thought we had gotten to We thought we had gotten their point across when it first got voted down. The community showed up in droves. We showed what it meant to be a town. Ask for workforce housing and mentioned things. We doubt. But full-page advertising budgets really can buy one clout. Then the office was than the project was reintroduced just out of the blue by an assembly member in another district. The powers that be decided what was true. 5 real estate directors shuffled through the doors. Yet the deal marched on leaving us with stores, my friends and neighbors drug through the mud feeling run over and hopeless lack of representation leading to bad blood. But let's not forget the things that make Holden Hill strange like where the other partners in the original RFP exchange, I guess staying together only matters until they declare you win. Apparently when. What's made whole is a relevant. All the partners now in the bin appraised for 2 Million, 90 acres incurred. Why a price like that has never been heard. And here we have 60 acres of public land transfer to see why the first 16 up for discussion tonight. The community wondering why so how much for the land and the corporation name? Oh, yes, nothing splitting profits as the game. But yes, there's a benefit but gets 2 lots. What a disappointment. When you connect the dots out of 60 acres in the first 39. Lots got to take the hint. We will be lucky to get the 2 lots. If you read the fine print, I'm an advocate for housing, but this project is not what we need around. Self-interest focused on the greed. But the Muni said, let's not stop there. Let's build a road to the subdivision public money. 2.1 million for the road for a for-profit developers. Dream vision. Our voice didn't matter. When we spoke at HMP always outnumbered assembly. 2 of 12 votes can never set U.S. free. So here we are PNC wondering if you'll even have the discussion of what could be helpful to the community or is it all foregone conclusion if we tell you? There will be places to live unless you make a difference by the conditions that you give. We're at the last stop. The grantor of the beauty. Only 2, lots for multi-family. Mixed use, barely visible to see. I'm asking you for to consider and really give it some thought. Have you seen the project performa or is your boat already bought? And if you vote yes, with without question, I hope you understand what you vote for community having major financial obligations, second access, big financial chore. If this were private property, I simply wouldn't be here. But because this land was public, the community benefit should be clear. And I still got 2 minutes left. I will note that. Using the area plan is justification to imply this is what the project wants us completely false. In my opinion. The fact that the new area plan has the density up in this area, actually knows the NIMBY argument in based accusations that our community has received over years, including articles, spearing people. I'm extremely concerned you'll just get going to stamp and approve this. So I will just say clearly that they do not agree that this development plan as proposed. It's helpful to our community. This project was never any plan. They had to make an amendment to include the plan at the assembly disposal. I apologize for my unintentional snicker when it was stated that this will solve housing crisis. The statement is hilarious. Unless you set some conditions, this will do so little and everyone knows it. If you have a thought in your mind that something isn't right here. That's because I think, you know, in your heart and your mind or in the back of your mind that it's not. And I completely disagree that this is the highest and best use of this land. A chubby has 6,000 acres in girdwood. All of private girdwood is 300 acres combined. They're big brother in the room. Any any effort to solve the housing crisis is going to come out of hlb. So if this is what Hlb is working on as a priority, how are we ever going to get workforce housing done in Girdwood? Thank you for your time and appreciate you hearing my testimony tonight. I see questions Commissioner Christian. Thank you for your testimony. Certainly, I think the first time we've heard a poem as testimony and it certainly was very well written and got your point across. I do want to just state one thing for those in the public that present at our work session, which is that this is not the final stop in the public process train we've heard from staff that the H.O.A. documents will be reviewed by us at a future meeting. So there will be another opportunity to it discussed those more deeply when those are before us. So just wanted to inform folks in the room that there will be other opportunities as well. I guess I do have a question you made. Reference to >> restrictions or conditions conditions. But you didn't say what they were. >> Yeah, because I've submitted substantial comments and then nothing happens with them anyway. So I thought the palm of the more effective. But if you do want to know what conditions I would suggest, I would reference the resolutions of support that came out occurred. A part of supervisors that did go through Girdwood Housing and Economic Committee of which I'm co-chair they did go through Girdwood land use. I believe they definitely got passed approved occurred. A part of supervisors. So if you guys want to give any credence to girdwood having any kind of say in how this development to shape I would appreciate guys looking at those suggestions. >> Thank Are there any other questions? I see. Thanks. Commissioner Christian is back. >> not question. Just comment that I don't think that that items are requesting are in our path. anyone who is testifying would like to mention any of those that might be useful for the commission. >> Hello, good My name is Mike Edgington co-chair of the Code Board of be speaking on behalf of the Bullet. of responsibility. Florida, the supervisor housing and becoming to school. I was actually going to speak to the forest Good Board of Supervisors pass ice. All 3 them included in the comments section in the pocket. I did not see the full So one of was in that twice. So maybe those mistake the for resolutions Cava issues around lighting. Issues around the ideas. Real trail. The hope Mills Circle general aspects around housing. So address those in order. Resolution 2025 20 about the issue of lightning Good prioritizes dark sky friendly lighting, I believe in the variances on the 11. So Anderson. 11, 6, 1, 1, application on Page 10. Item B, 11 small day. It says provides street lighting in accordance with 21. 0, 9, 0, 7 G my understanding is that actually has does not meet the dark skies requirements. So what we're asking for, we believe the developer is in agreement with is that the lighting and the lighting in the development. He's focused on down Woods and does not have the spill into the into the atmosphere that's detrimental to community. So that's the first one that he's in the pocket. My second point is on the. He's on the one 0nd. losses. Okay. Yeah. I'm on the additional trial again. I see referenced in in the pocket and the other comments, Detroit trial. That's a very important part of the cultural basis of the community and the and the space as well in the Valley. We all in. Again. I don't pages in between resolution 2025. 23 from PBS. That there is a realignment of the trial. As I think as you've with a 25%. 25 foot distance isn't isn't high. The side of the center line of the trial and I think the 25 foot he's been by staff to be the alignment to be and the alignment many trail improvements be in accordance with the stoppage plans for good, but the but good the trails management plan for 2020 and the Good trials. Most a plan from twenty-twenty full but also to the cost of the realignment room pulled by the development itself. It seemed rather unreasonable at the the land is taken. Forest realignment of the trial and then taxpayers have to pay for that alignment. So the cost is quite important point, I think. And we would like to see that board as part of the developed itself. I will move on to item number 3, which is the road Conan o Circle. I do not believe that resolution was included in your pocket. So if good indulge mail, read it. For the record. It's a resolution 2025 dash. 24 to go to book supervises, supporting variants, reduced within steep. A great but opposing a designation of Hope. Mills was a private road. What has plenty case? 2026, '05, includes several variance request to hold Hill Circle to allow for narrow and road to the news allowed by title. 21 Chapter and C and whereas the developer specifically requested the cul-de-sac. made a private road citing the potential benefits of a private road contract to Robin Municipal Road service. And whereas Municipal Road maintenance services are already provided by private road The contract was good belly. So area which questions whether the applicant perform due diligence about local conditions and services within good. And whereas private road would provide multiple savings to the TSA in making this costs, the service area would still be responsible for providing fire EMS of assist properties without the benefit. According to both access roads and the subject road. And whereas other municipal roads in good do exceed great acquaintance of current code get to still efficiently maintain but UTSA in both summer and winter conditions. Whereas the 2025 good comprehensive plan prioritizes public access through policy off forward to which states that new development, for example, housing transportation is consistent with ensuring access and protection of trials and open spaces. And whereas the challenging topography and geology of the area does supple, steep grades and reduced right of way with with 20 for a 50 foot with the hope they'll circle, therefore the goat double to supervise the supports allowing an hour 50 foot right of way and steeper Holton Hill Circle. It remains a municipally adopted road. But Cumulus opposes making a private road. Okay. And finally. talk about housing aspects my last 5 minutes. I would say the original scene of the Home Hills Project is that. It's it makes the assumption that may work in Anchorage Bowl that if you just provide well in this case, if you provide lots, which eventually provide houses that result of housing problem in the community. It doesn't. We have plenty evidence really exist proof. We have evidence from development over the last 3 or 4 years that it does not that problem, Mr. Kind of foster should done so Max tracks from comprehensive plan which showed the UN estimates of 303 new housing units recording. Good as the next few years. What didn't mention, Schulman too, with that keep it units. If you look at the pot devote private development, which Holton Hill's is example over the last 5 years we've I think 98 to housing units developed and about 85% of not occupied in Iran likely be occupied the near future. So we have a ratio of maybe one in 6 housing, new housing. This bill is occupied. So we make get 4 or 5 units depending on the how the multifamily. Yes, but so that what we make it will at that. It's a handful. It's probably less than a dozen housing units. I will let you come out of this address. Good what housing problem. It may well provide many of us many new second homes, potentially many be in these, but the actual how it addresses housing is minimal. The original scene of this whole project is that it never consider it the the need for occupied house getting and made mistake that private development solves that problem. It doesn't solve the problem in good with snow. So the problem any other community. So it's a good across the West United States, release of the last decade 2. So we have some requests we've been told to bringing these general policies in general. It isn't very helpful. So we have some very specific requests in conditions we would like to T's all COVID good and resolution 2025. 22, which is in the pocket is one of the comments. The specific things we request. That's the C P be tonight pending completion of the land use study. That's quite the 25 40 to 500 that has been addressed pasta today. I didn't note to block 13 requiring the Trump set to go to nonprofit the development of community 2023, 3, 7, At a to 3 We have specified books block one last one, 2, 3, limiting they used to to family to plex. Only. Again. We've heard that. think it could be built a single-family duplex that's making people exit least gotten high. A minimum. If housing does get developed, the 4th one, which actually is probably the one most crucial to itself is require future contain, says from each of that's a full loss to be specified by this body. 2 includes two-year restrictive covenants that each dwelling unit constructed on floats be used only as a principal place of Rest, Inc, for least one person to do during the time period there and see the property. And living by working Lisa Diaz Week for business, a public institution located in so good. But it said So this is the sort restriction other communities across the U.S. have used consistently is really the primary tool for addressing well, keep patients and housing to benefit the community throughout to benefit people who do not live in the community for vacation homes for second homes for commercial puppy. And he's in center. This is something which we've been unable to get any traction on that stage of the process, mostly because we've been told now is the time in the PD comes in front of you. That's the time to make this request. So here we are making that request and we would like you to take up and consider it. I think it. That, you know, just single so I can be the full things. Just to summarize the full things we covered up, what the issue of lights which I think is in agreement with the developer Tuesday issue. The trial 3 is the issue of the private road. We support the other variances but not the private aspect of it. And the 4th is the aspects around housing. Thank you. Question Commissioner Christian. >> Just a more of comment. Unfortunately, I'm not sure if you are listening to the work session or lose the ability to listen to a question of 40, if physically here. I come to it and we live for miles away in that direction. >> Yes, we were advised by staff and Muni legal that tonight is not the night for the commission to look at the H.O.A. bylaws or the leasing restrictions. So our understanding is that that will come before the commission at a future date. So I just wanted to state that to your last point. If there's no discussion today that will be discussed at a future time. But we've been informed that today's not the day for that discussion. >> restrictions in terms the covenants, what is that? just to clarify because I wasn't here. The only thing and there's no way of listening to it. You know, that will come in front of us. A case. All for discussion and he's the public hearing in that case. I don't understand the mechanism that will enable here. >> That would be a good question for staff. They were unable answer earlier. Maybe they Drummond up something better. >> Chair Spin Alley and Commissioner Chris, that that review will occur as an informational item to PCC along with that item, there will be a memo from Muni legal just defining what that review will consist of and the body take action on that item if they choose to do so. >> I anticipating will the public be notified? They will I mean, I'm sure G boss would at least get the memo. I guess can you speak to the public notification? >> Because this is an informational item. We would generally follow requirements for informational items brought before this body that of courtesy to don't see any issue letting them know that this will be before the body at that time. >> Thank you. Okay. I hope that so and in the range of public involvement, we will be in full what the decision is. It sounds like there's no There's no opportunity for him. >> I >> guess as an informational item, I don't believe there be a public hearing. Is that correct? And then I had a question about number 4 on your list. Can you just clarify what exactly it saying require all future conveniences of each of 4, lots. so yes, placement a little better. I know there are different ways of doing this. I think the language you used it was the was the assumption that was in the. >> In ACC it be done plan their trips, lead. That's another mechanism which would be on the pops. The control of this body today the the mechanism which is fairly common in other communities is to is to take counties to take elements of housing and say at least this housing has to be occupied by someone who works and lives in the community. And that's basically what the request is. So what we're requesting is that for locks at what they call development be given that restriction and we did specify them. They're up to this This body income combination with plotting to develop 2 out that restriction to use. sounds like now is our only opportunity to ask. >> So for lot, our own are not popular occupied are note owner occupied occupied. Ocado it by some of lives works in the community. Got not occupied by someone works and lives this way that seems challenging to enforce. But at least I understand what we're going for now. So thank you. Mr. Commissioner Christian. >> I know did Stephen speak. I just want to clarify to of just to wrap up this previous discussion that what we're talking about here is not necessarily just about public testimony. What we're talking about here is it's not even clear right now. What level of input this commission has on to any of the things you're talking about. We would need guidance from UNI legal as to which parts of the H.O.A. documents or leasing restrictions have actually already been decided by assembly, which ones are even able to be discussed or decided by this body and which ones and if there are legal considerations that we should even know about that. Is that even something that the municipality or us could even do? >> Yeah. So maybe I just like say one thing in response that may be the precursor to the original sin was that the original development agreement which seems to restricted anything we can discuss sense was decided behind closed doors without any assembly input before the assembly, Vince or so there is fundamental process. Problem with legal requirements Well, basically the so municipality was tights to particular legal requirements before they any legistlative view of it and any public feel that. Quick, the arms like to speak. >> actually been Bowman. The system still turning on. >> Threw the chair and slightly led to the discussions were talking about. The development agreement is issue went before the assembly as part of the disposal ordinances went up. Once referenced, was previous vote down and eventually brought back. >> And past as simply ordinance 2023 Dash 1 3 7, during that. Ordinance, the Assembly considered multiple of these >> potential restrictions on future alienation of the properties and potential deed covenants. Decision of what? Covenants to place and what obligations to place. On the tracks through disposal >> that the assembly decided upon after that consideration is embodied in 2023 dash, 1, 3, 7, And they did that in full light and understanding of the nature. The development agreement and in approval of the development agreement. That's just >> Guests were. Any of these concerns addressed in there? I'm not you. I'm asking. Well, Emily League like announced for That they were raised at the time in the public debate comments. I guess. Yeah, they were raised. I'm just curious in in the municipalities you if they were addressed girdwood concerns. And Mr. Edgington is. I'm saying indicating no. >> Chair spin alley. If I might jump The H.O.A. agreement will be under review by planning and by proxy legal and by the Planning and Zoning Commission to determine exactly that. >> And >> and I'm sorry, one more thing from legal if if you don't mind. >> And to chair. >> The assembly considered. >> The >> concerns of >> Many of which is as multiple members of the community testified tonight. raised multiple times. >> It had been hurt by the body 2023 dash. 1, 3, 7 was the. Document and method and determination is simply chose to issue. In response to those concerns. It may not have been fully satisfactory to some or all. But that is how they simply chose to address the concerns that were raised before them regarding to sports. >> Got it. Thank you. In this body again is held to the limits of title. 21. What we can do with that. All Think do. I can't say anything else, but I just would like to say a number of the issues with until this point. >> I believe one of those issues was that the restriction of future does so around the issue discussing tonight. So I think what we're hearing here is that things redress. Some things were destroyed. Now we're at the point where they're being deferred to its hold up the different against the H.O.A. where there is no public input in the public process. Yeah. Thank you for your testimony. I will have time to talk about this later. Anybody else wishing to testify, please step forward. >> Anybody at all. >> Last call. Petitioners rebuttal. >> Yes, again, bring the market was tried here. wrote down some notes as best I could. I'll try and hit most of the points that was comment made about no environmental studies being done whatsoever. This is not true. Wetlands delineation has been completed to date that identified on Page 3 list the schedule of what's been completed so far. Commissioner Poulos hit on it. think exactly. And that a branch analysis will be required after today. We'll have to go through private developments. Review. We'll also we also have watershed comments as well. typically not typical of a plat. So those are in here as well. So we're going to have a little bit more scrutiny in that regard. So the drainage will be a hot topic. we go through our subdivision, design and preview period. There was comments about lighting our requirements. Meet title. 21 on 9 which generally requires intermittent light intermittent lighting and also what's required by the traffic engineer. So basically the traffic engineer can decide how much lighting they have to provide the off-site improvements that we had to do. They required full street lighting those 10 street light poles. So is way more than we were wanting to It's very expensive. It's light pollution as the community has identified. So we have pushed very hard for this phase of development to do and at least an intermittent a lighting requirement, which we're anticipating that to be 3, maybe 4 polls, mostly at intersections, far less than what's typically required by code. Discussions about the antidrug trail and the realignment cost being borne by the developer. I go on record and state that. Yes, the development team, the developer will be paying for the relocation of the Iditarod trail. She has agreed to that. Hotel circle. Really the the justification for the private road says typical standard right away with requirements are 60 feet. And so when which in turn takes way developable land from the neighboring lots, which in turn pushes your show, utilities, et cetera, expands to road improvements. When we ask for the private road designation, we're sure we're trying to shrink that right away with the track with a little bit to help narrow the road improvement requirements. And the trade-off generally is. We offer to take over the snow management requirements. We understand a 3rd party entity manage snow incurred. What we understand that what we're trying to say is we're taking it off of their hands and putting into choice hands and therefore justifying the mayor or with for the right away. This polls, the show utilities and the road, a little tighter. It decreases the sprawl of the improvements and makes the development little bit more compatible with the surrounding area. The arrest of Mr. Jenkins comments are identified Page 15 and staff has responded to a number of those. So I won't belabor any further. If there's any more that I missed, please let me know. But I would like to reserve some time us your summer to come up and speak for a few minutes about the market conditions. If I could. We're at 10 minutes and 39 seconds. You left out the Trussell Levy failing levee downstream. >> If you want to just >> well, that's I didn't leave it out. That's coming up next. That's that's part of the design with the drainage analysis and getting together with private development watershed. So going over the drainage improvements required and what we're going to do as part of the civil design. That comes next after today. So once we have a survey done once we have geotechnical information completed, we'll have more information that we can use for simple design. For those types of this kind is a question from Commissioner Uber. >> Does that flow downstream? I mean, really upstream from that. So does that flow downstream to the ER? The portion that she's talking about? >> Correct this site, abuts directly Abuts Glacier Creek. And there's 3 basically bridge crossings before you get to the inland. One of those would be the railroad. A railroad track crossing that she speaks. And >> Thank you all for your efforts and remarks tonight. It's a stormy night and I don't know what snow level is right now, but I'll try to be as brief possible. I especially want to thank the that Brandon Markot and Tony Hofmann who are with who were with me when we finished the RFP 4 years ago. I remember saying to them what happens if we win? This has been a very long and bumpy journey to get to you this evening. I also want to thank Holly Wells who has kept me called the last couple of years. And Jim McCallum, who been a legal adviser for over 30 years, who has advised me what I can and cannot 2 and his partner Taylor ounce. This has been a truly unique public private partnership. And I want to thank my partner care, teach Land Bank specifically Tiffany breaks and Lance Wilber. 47 days ago we initiated a letters of interest campaign because I believe there was a silent majority of people, including Kurd, would residents that wanted new housing. As of 05:00PM today we have received 135 letters of interest for housing in Girdwood. Of those letters. 34 are from girdwood addresses and 21 had specifically mentioned Halton Hills, 80 letters are from the other parts of the Anchorage municipality. 10 from Mat-su Valley. 6 from elsewhere in the state and 4 from out of state addresses and which one specified interest in returning to Girdwood. Within all of the comments we heard the desire for a mix, 10 city type of development, including interest in duplexes a day use multi-family condos, townhouses and single family homes. Now, I would like to share with you some of the comments I have received. Greetings. I am a lifelong Alaskan who is currently living in Oregon to be near my wife's family. We are interested in moving back to Alaska in the future and interested in living in Girdwood. We are young couple who have lived in rented full-time in Girdwood for 5 years. Our current home is a small condo and we are very interested in a single-family home lot in girdwood that we can grow into and raised a family here. We are life-long Alaskan swatting to make girdwood our home for skiing, exploring the mountains and building community. We are young professionals. I'm in one. I am an aviation and the medical community who would love to stay in girdwood instead of moving into Anchorage are down to the peninsula. Single-family home inventory in Girdwood very limited and we are excited at the opportunity to potentially build a larger home. That can be our own here. I am interested in purchasing one of the Holton Hill's lots. I am a longtime girdwood resident and homeowner looking to build a new home that will be sustainable for me to age in place. I have been actively looking for Girdwood real estate for the past 5 years. I'm interested in purchasing a lot to build a single-family home. That will be our primary residence. We currently live in Girdwood and have outgrown our current home and would like to build. I would like I would be interested in acquiring one of the smaller single family or duplex triplex. Lots, 3 exclamation points. local mother and professional individual working in girdwood for the last 8 years as my children age and move upgrades in the local Girdwood K 8. We are looking forward to providing more space for them to play and grow. Please consider our interest in a property in Holton Hill's. I was fortunate enough to grow up in Anchorage and learn to ski at Alyeska before the tram and Prince Hotel was built. My family had a condo and we spent every weekend in Girdwood. I want to continue helping my chosen community thrive. Both my sister and I choose to live back in Alaska through acquiring a lot in Holt Hills. I could live full time back in the landscape that shaped me and contribute to the funky vibrancy of girdwood as it continues to evolve. Please help out local man. Not a lot of money. Looking for a studio or one-bedroom condo year-round. Living angered what? Have dog. Goodwood has always felt like home to me around from summer trails to Winter Adventures. Girdwood has never left me disappointed. It is one of my favorite places in Alaska and would be honored to start our family there. The town where I grew up, had a population of 311. I truly miss the tight-knit community where I knew everyone and everyone knew me and I feel girdwood is a magical place with wonderful people. I would greatly love to call my neighbors and community. This is these are Paul. These are real quotes and comments from the letters of interest. I want to thank the commission for their time and would appreciate your positive vote to provide more housing in South Central Alaska. >> Thank you. Any questions I do have one. What what are your comments on the? For lots to be occupied by somebody. The request for 4, lots to be occupied. It within the subdivision require future conveyances for lots to be a year-round. Residents. It's page 86. But I think. Generally it's. A requirement. 2. Have somebody living in girdwood in 4 of the homes. I guess doesn't seem like up big request, but not sure how it would be implemented. I was just curious if you could shed any light on a previous conversations that may have happened. Commissions not privy to. Sure. Can you just explain this? There's like 2 or 3. Lots. That is it. We're giving to girdwood or what Scott, can you just? >> explain that whole thing. And and their comment. What's value sand from the girdwood part of super? >> I believe I guess I would prefer to have a heritage Landbank answer that question. Because Responsibility. >> Tiffany bricks, real estate directors through the chair 2023 one. 37 as amended. >> And one of the >> requirements that the assembly and conditions the disposal. Was that at least one multi-family lot for the development of at least 8 units per lot. And at least one other multifamily or single family lot. To be drawn from H albee's portion of profits from the total phases of the project will be designated for future disposal at age will be sole option 2 in Girdwood House interest or nonprofit entity for the purposes of developing community housing for residents if and only if a housing trust or entity is established. Which can legally receive own property. And if and only if the House and trust or entity is established within 5 years of the recording of the plot for phase one of Fulton Hill Subdivision and upon approval of the conditional use permit for the residential planned unit development. Otherwise the multifamily lot reverts his land bank ownership. >> Yeah, I guess that that answers a lot. That's helpful. Thank you. And and was there ever a conversation about 4? Lots? >> Being. Occupied by residents. Your route. Was there any discussion around? I mean, that's it was alluded to. seems like this wouldn't be the first time this came up. This is can we kind of a strict so in the staff report, we said that was unenforceable of it. This is I believe you're referring to resolution 2025. 22 Board of Supervisors. >> A readout says require all future can vance's of each for lots to include a 30 year restrictive covenant strong and be constructed on these lots be used only as a principal residents at least one percent who during the entire period of their occupancy of the property earns living by working at least 30 hours per week for business Republicans to shun located in and servicing the group Valley Service area. So I I think legal has identified some issues that I can just say from the zoning perspective, this would be really, really well impossible to enforce. I mean, for one say somebody is working and they lose their job. Does that mean they have to leave the house because this would require them to be working in Girdwood say they're working at a firm that is located in girls with butts or somewhere else. This specifies that it has to be a business or public institution located and serving the service area. So, you know, the specifics of this tax cut type of thing from the zoning perspective, might be even bigger legal for housing issues. They're impossible to enforce because it's just extremely difficult to prying and figure this out and then manage it and be able to and sure but a lot of these piece, you know, also 30 minute hours a week say, you know, you're a single parent and you say I'm I'm gonna take half time. I'm gonna go down to 20 hours. Technically under this type stipulation, you couldn't live there anymore because you'd be in violation of the covenant. So that's why in the staff report. And I'm only speaking to small part of it. We said this is unenforceable. This kind of thing. It just you can't really do it without a massive infrastructure in place to sort of be looking in and checking on people time. So. I was looking that's exactly what I was looking for. Commissioner Christian. >> Yeah, I want to zoom out and kind of asked that same question. Maybe in a different way. I think this is something we've been talking about for most of the evening. Just looking at directly, it's actually very clear. It doesn't say at least 50%. Shelby. Restricted from being short-term rentals that 50% right. So I I guess I would ask for pinion from Muni legal. Maybe some speculation. >> About weather. >> Any part of the H.O.A. bylaws early, some restrictions that we will see before us at a future date. Are open to being decided or amended by this body or whether. Because the assembly has already passed clear restrictions, which I think we can maybe should assume we're not meant to omit any provisions that they meant to include and it would be there for inappropriate for us to add provisions it actually is just an informational item and there will actually be no opportunity for this body, too review or revisit any of those decisions. Because I I that is that. Reading I am coming to from looking at the and if that is the case, I think we should be really clear for those members of the public are here tonight that the things we are talking about were actually decided 2023. >> Ben Bowman system is pertaining to the chair number. Okay. >> say >> first of all, I'd like to clarify that the in 2023 Dash 1, 3, 7, it is is not 50% of all units. It is see why Investments LLC will restrict the use of single family and 50% of the multi-family properties. So it is. All single family. And 50% of the multi-family will be restricted to prohibit short-term rentals. Except for the rental of an ad. You so just to clarify its, it's actually slightly broader than just 50%. I'm going to turn the floor over to my colleague. What's >> Sorry, Quincy Adams, the chair. >> Also independent of the development agreement. >> You as a commission have the right to >> review the Homeowners Association agreement and add conditions. >> If it doesn't already comply with code. So. It wouldn't. I mean, they wouldn't be conditions about who lives there. But if you find things that and saying grasping for some kind of example. But that is what our code says is you you can review it and you can make additions doesn't make sense. >> Yeah, I think so. I think what we would my understanding of what we would be doing is reviewing the covenants and restrictions declarations to make sure they adhere to the narrative and the documents that we've been given correct. >> Commissioner Gardner, you still in the queue? know that answer my question. Thanks. >> Chair spin only if I might jump in as well. Go There was a change to title. 21 recently that the Assembly took action on that did not come before this body. It's on the list of things that we're going to bring up later on and the title. 21 discussion section. And that is the the registration permitting of short-term rentals in residential districts in all of Anchorage, including Kirkwood. short term rentals are now an allowed use and all residential districts in Kirkwood and they are to be registered by a date certain later on this year. And that does provide another vehicle by which we as the municipality citizens of current would might be able to regulate short-term rentals in their community. >> Petitioner still has 4 minutes and 20 3 seconds. do you? I don't want to. I do want to forget about petitioner's time. And if you'd like to use it. >> I'm just here to answer any other questions. The board man at commission may have. I would like to make one slight clarification from one of comments that we heard my opening remarks. I said help solve the housing problem in Girdwood. We're not intending to be that the end all be all savior of the housing problem. But this is 39 lots towards 303 units that Daniel alluded to in his opening statement. So this is I think, a small step in the right direction. And we're trying to find a solution that meets the topography the site constraints that are so unique to girdwood. think we found it and that's what we brought in front of you today. So again, I'm here answer any other questions you may have. Thank you. >> We heard from girdwood about the dark skies and then you said something about intermittent lighting. Do you think is there anything this commission can do to? Help the developer? Meet the request of Girdwood for. The dark skies. >> I think there's a specific condition on the Platte that speaks to the letting me see. The page 9 of the package. Levin, D provides street lighting and the courts with 21. 0, 9, 0, 7, Oh, gee, I don't somebody from staff. Could look that up for me. Real quick. I believe it's speak specifically to giving the municipal engineer. Kind of ad-hoc authority on what they want if you want to delete that, I don't know that Kanye would agree. I would disagree with you. I think the the development team agrees we want to limit or eliminate lighting as much as possible. We hear what occurred with saying, but we're I guess, providing the municipal engineer at the half. >> Authority could work in girdwood favor or against died. Do we have any sense from the municipality on whether the municipality engineers plan to add more lighting or dark sky lighting. >> Mr. Chaired, we do. We don't. We just have the comments that were section chief requires street lighting trail lighting standards. Location of says Street lights will be installed where required by the traffic engineer for vehicle under pedestrian visibility. Safety. goes on to speak about intersections, a collector streets. Many gives different heights and local street intersections as as a a Brandon at alluded to and arterial streets and trails does appear to fixtures street trail in Shelby. Full cutoff is divided as defined by eliminating engineer in Society of America. So we could ask does kind of you know, full cutoff lights. And you know, traffic engineer kind of discretion for the location. So tree lighting on local streets should be avoided if possible. >> Chair, I believe that the development team has been working with traffic and development services on that very issue. And they may have further information for the commission. >> You're going. Thank you. Threw the chair our team has had this experience before in another subdivision up on the hillside. we were able to successfully negotiate and minimize the number of regular street lighting so that it didn't look like a light and runway going up the mountain. I do think that we all agree that at the main intersection where the multi-family sites are that we should have some significant lighting. But we also believe and trail lighting and markers along the trail as far as lighting is concerned and another option for us not to discuss the H.O.A. to any great extent. we can require in the building of the homes that there is automatic lighting turned on at a certain level of darkness. if we can put that in there, that also is helpful at certain times. Especially in the winter. So there are some options and we are very supportive of the dark skies. >> I could add real real quick. I threw the chair. I'd just like to do. Reiterate a little bit that standard street lighting that illuminates sidewalks and pathways along roads generally does not comply with Trey Lighting. So when you think about Trey Lighting, you're thinking of low-level pedestals, you know, about body height and spaced very close together. So the 2 are generally I would say not compatible together either have one of the other. And so I think what we've proposed conoce mentioned, as you know, once tree, let it at the intersection would make sense to us. But if you're talking about re lighting, that's that's a pretty extensive lighting schedule. We've we've been through this with private development traffic before on previous projects and typically what they've defaulted to a standard street lighting lighting. The road is more important in light the sidewalk percent, not doubling up on the on the waiting. >> What I heard was less light, lower light. What which to me sounds like a deviation from municipal standards. And so that's why I was asking Conditions of approval support you in providing that. I think it well, I'll tell you the quick history we asked for intermittent lighting on the offside improvements. We were told no, you'll give us continuous lighting. >> And the justification was the immediate vicinity to the school and safety for the kiddos along school route, which I can understand that we've made it very clear to trafficking private development that we will be asking for that at least the intermittent light lighting requirement with this face. However, that the code requirement puts it all on. The traffic engineers judgment. And so if you wanted to add some additional language that says recommend dark sky lighting. To that condition, that would be very helpful because I think that would that would direct us towards less lighting them or letting were in complete agreement with with the community on this one. Whatever you could add for language would be helpful. I think that that's exactly what I looking to hear. >> One other item I had here oppose the variance for private road. >> You would sure like. It sounds like Girdwood supports 50 foot right away and steep roads and whatever other things. But they wanted to in a sub Leone. How do you how does the petitioner feel about? This idea? I guess no input either way. that's all my questions for the petitioner. Any other questions. Hearing? None. do still have minutes. And 44 seconds, if you had anything to do. It's a not get. Thank you for the opportunity to provide input and again, any other final questions? Happy to answer those. Thank you. >> Okay. We are getting ready to close the public hearing. >> What is the will of the body? I guess what? waiting for a motion to be made on asked Sean what? 4? For the heck of it. Can you explain if there is a way at this point in time to change the tract privately owned tracked. That was a road to municipal right away. At its 50 foot with. Is that even possible for us to do tonight? Mr. Job. >> So the oshp calls for a local roads to be 50 to 60 feet. So it would meet that it would have to meet. You know, requirements are. As it as it stands. It has to meet all municipal standards for for design. I don't see any comments from private development that they stated. That they wouldn't accept it. Just to double check with a brand. And that means all municipal standards as it is. I guess just add that like reiterate that the oshp calls for local road to be 50 to 60. So would meet the recorder requirements. That's really all fears. There's still matter of the cul-de-sac length. But it could be a public street. Publicly dedicated street right away. And let's just one of these commissioners wanted move in that direction. >> How would you recommend they actually do something like that? So it would be. The denial of so 2, 9, that's all also have frontage on the street and denial of all street to right away. dedicated the public. >> Therefore would make it up that they have. And then we you have to add another condition under the plat positive. You know, where to dedicate 50 feet of right away proposed hotel circle. Because you're being essentially then you're dedicated his right of way. That could. Is that is that clear? I yeah. I believe so. It sounds complicated. Scary. Does the petitioner have comment on that? >> I guess I just like to clarify from allowed to speak right it would be good to hear from you. That says. In the spirit of giving everybody what they want to somehow if possible, would say the petitioner would be fine with going with a public road, the 50 foot right away and the geometry of the road, all meet municipal code from a planning level perspective and the design requirements between apart private road, a public road are the same. So there's the same units. >> 10 to 12% maximum road great. So it's kind of things. So I think this case, if it's a got to have it that that's fine. We can do a public road. don't think there's any issue with that. >> just for private versus public or is that merely a permitting function? >> I guess it would be good to know the petitioners perspective as well. >> One of one of the reasons for the day private road is because then the owners of those wide lots well pay for they're snow removal and maintenance and care and it's unfair for the smaller lots. The lots that are 50 60 and maybe even 70 foot wide to have to bear the burden of that expense for the larger lots on a percentage basis. That's the motivation. >> So when you say the small, smaller lecture don't know all of girdwood, not just this project. >> No, I'm talking. sorry. We have lots that are 50 feet wide. I think we even have a 45 foot wide and we don't have that one anymore. All right. And a 60 foot wide lot. All right. But these lots of here, the large, lots are going to are much, much larger, wider. And so the expense of the snow is greater on these lots. That's why talk that they should be segregated because the smaller lots shouldn't have to pay the burden because it's done. The cost is not done on the lineal foot of snow. It's just. 37. Lots are 39, lots and. The snow maintenance is divided amongst the lots. Doesn't have anything to do with the with the lots are the amount of the plow. Thank Yes, thank you. >> And I want to go any further in the weeds on this. >> It's fine. Whatever, whatever you would like. If you ask for what the underlying motivation was, underlying motivation. >> Yeah, I'm just here to referee. Yeah. These guys make the motions. All right. We Mister Chair. I would like to add one thing. So if you do you do that, you're deny department You would have that dedicate 50 feet of right away for >> hotels circle. >> And then you would also have to remove a plat note that would be 11 sewers. The plant notes. That would be 13 C which reads municipality will not now and will not in the future except ownership of the maintenance of response. Really? It's no part in the roadway improvements and tracked one B ownership means the snow clearing shall remain the collective response with the property owners. The Homer Association after a move that because we're essentially making that public right of way. So are removing that plant note dedicated in his 50 feet of right away. And then the denial of the the vet them and says. Yeah, that's what we potentially somebody here do. If they want to do OK? >> All right. Thank you. We have a motion on the table. Commissioner Christian, would you like to state your motion? >> Yes, I move in case 2026 Dash, 0, 0, 0, 5, to approve the conditional use for planned unit development subject to conditions. One through 3 as shown on Page 11. The staff report. >> That's seconded by Commissioner Police Commissioner. Christian. Would you like to speak your motion? >> Yes, I will start us off, although I very much welcome additional discussion from other members of the commission, given the complexity of this case. I will start off by saying that I believe that this application meets the requirements. The criteria for approval of a conditional use and also the minimum standards for approval. And I would like to emphasize that point, given Philip Long history of this project of the level of public involvement, well, we heard substantial testimony and feedback. I believe that we have mostly heard testimony that is in accordance the findings for staff specifically in regards to the conditional use criteria. And the discussion about adverse environmental impacts. I do believe will be addressed at a future phase of the project that more fully addresses the drainage impact and study. Just in terms other comments, I will say that I have. great deal of sympathy for the Girdwood Board of Supervisors requests for owner occupancy. I think that I would quite happily supported such an amendment if that was possible. But I feel that the guidance we've heard from municipal legal is that. May not be within the purview of this commission, given that the assembly has already passed an ordinance. Restrictions and it would not be appropriate for this commission to further away. And given that the assembly is the deciding body in this case, absent any conflicting feedback. I don't see that there's a pathway for this commission. 2 really weigh in on any of those leasing restrictions or bylaws. I will say, though, that we have spent many, many years talking about short-term rental restrictions. And this is the first case where have seen them put into effect. So I want to stop him acknowledge that. That is a huge step forward. I am glad to see that there is some discussion in mitigation of those impacts. So. would like to point that out and would welcome any further comments. Thank you. >> Commissioner >> Just want say that. I agree with Almost all of what Radack has If I could say it again, I would definitely agree. I respect. The residents of birds with the lack of representation with the municipality I from a community that is outside, I would say, encourage proper. So I know what it's like to not feel like your representative time. Just start with that. That being said, everyone is asking for housing. I mean, river needs introduced 3rd with needs at. But and this might not be perfect and it might not be what your community needs, but it's bringing something to the table. Also. Let's not potentially what I would want. I hope that. The developer can. And here to whatever the future drainage reports say I I really do struggle with that aspect of it. And I understand what Amanda was discussing and talking I really hope that gets addressed. I also hate hope that Choi will listen to the needs of the community and that it doesn't leave any sour. Any more of a sour taste in their mouth. really hope that they can work together on this. So those my comments on it. That being said what radical said, we can't really change alter it. So. One of my voice know. >> Commissioner Gardner. Thank you. intend to support this motion. I think for the reasons that were said, I do want to make one clarification. I think I agree that you know, we're not in a position to override what the assembly has done particular with respect to the restrictions that they've proposed, that would be included as part of the But I don't think that means we don't have any any role in our review of those provisions. And so we do still have Ron and obligation to review those to make sure that whatever is proposed does align with the provisions and intent the applicable provisions or requirements. And also I just wanted to know that. I had personally some specific personal concerns with the proposed occupancy requirements and just not only with respect and force ability as a planning department head mention, but also kind of implications of what that actually might mean and fairness concerns for how that would be applied. we heard testimony about, you know, the intent behind that and concerns about how within last few years developments that and put in place and how few of those have actually had had people that live in girdwood and I I at least hopeful and to make sense that the short-term rental restrictions that would be in place might have at least some effect. >> On and and increase the incentive to have someone who's actually >> living living in those units. Commissioner, pull us. Yeah. Also intend to support the motion phones. Lot of the weather. The other commissioners said, you know, I agree 90% of the standards have been met. >> And in the H.O.A. agreements and the drainage resolutions and stuff like that. Based on, you know, some of the other conversations we have that, you know, we care and figure out a way to control costs of housing enforcement of homeownership stuff like that. We do acknowledge, you know, the local concerns are dark housing St ours have been addressed here for the first time ever as Commissioner Christian noted you know, there are a mix of lots providing different housing opportunities in the plan. Think that's great. I agree with the findings prepared by staff and also when little weird thing is a note that the stormwater comments are in here but addressed in the next package where the so. Findings for those in the next package. >> And with that, we will call for the vote. That motion passes. Okay. The motion passes. Which brings to. That's one too 8, 6, 7, which requires several motions, one for each variance. Motion by Commissioner Post with the lights to your motion. >> Yes, I move in KSAT, 1, 2, 8, 6, 7, to approve the variance from Nancy. 21 0, 8, 0, 3, O L 0.1 friends and access a lot. So have frontage on the street in the variance. Am c 21. 0, 8, 0, 4, 1, dedication. Streets. All streets right away. She'll be dedicated to public subject to condition. One as shown on page 9 of the staff report. Seconded by Commissioner Garner Commission Post. Would you like to speak your motion? >> Yes, I intend to support the motion. I have seen this work and other areas and I do acknowledge the Girdwood Board of Supervisors wanting this to be a public street, but I can't really find a reason that that would totally benefit them and that it's the same kind of street either way. And they're taking on the snow cost maintenance. So I also expect there might be a slight variance to this. someone else has to come. >> Anybody else wishing to speak to the motion. Hearing? None. Commissioner Gardner. >> I don't know that I had anything really specific to say. You know, I was. I was on the About just the notion of of weather weather. This made sense as a private street or not and taking kind of the route that from proposed record, a board of supervisors, I generally be happy to take them up on their request sense. The petitioner didn't seem opposed to it. I don't I don't see downside to that. And maybe as part of that. A question for staff to come for her. My understanding. So the proposed course. If that were to happen would be to deny this request. And then separately, we would need to make an amendment and item D to remove the plateau. Did so part 13 C. And then somewhere as well, including amendment to dedicate 52 the right away for home health circle. that correct? That is correct. And wear with that dedication that that would be D. 16. It could be a stand-alone dedication. Okay. Thank So I guess from my perspective, my vote would be too. I probably tend not to support this motion with the assumption that make those additional amendments further down the line. Only other commissioners as to whether they want to go that or not, that this would be a 50 foot radius. I'll just chime in more than happy to go along with commissioner gardeners, proposed course. But I think we need to. >> Hear from all the commissioners and how you intend to vote. So that we can make an informed decision, Mr. Chair and the Plan and Zoning Commission. Take a look. Also on Page 9 D-four. Track one be is to be owned and maintained by the homeowner association. That's the track that the private road isn't. So you would need to delete that as well. So if Lori's taking notes, that would be how it could be written up. >> Oh, >> says have to reword 5, see it says doesn't attract one be as a private access tracked. >> Comprised of unity. You just need to say that's maybe where you can see a dead heat. >> Let's see. Let's take a look at this. Here. Doesn't attract want is a private access track comprise a 50 foot wide quarter for all else circle and a 50 foot radius for the cold sect bald. I believe you just believe that on. And again, point of information, perhaps the commission convey on. >> The term for the variants and then we can talk you through. Well, we need to be changed Hearn reclamation recommendation. Dita if if say you deny the variants what we need to be change. Because yes. May make your decision in a if you're going to approve or deny the variants and then we'll figure out Section would need to be changed. If you deny the variance. But that seems to be the cleanest way to do it as a point of information. Thank you. Anybody else wishing to speak to this motion. That motion fails. So. >> We are going pull a new motion. Commissioner Garner. You like state motion. >> Chairman Case S 1, 2, 8, 6, 7, to approve a variance from and c 21 0, 8, 0, 3, 0, f that 6th that a cul-de-sac to exceed 600 feet in length for cul-de-sac measuring approximately 670 feet from the center line of Halton Hills Road Road to the center of the cul-de-sac, Bold and Holton Hill Circle. >> Subject to condition. One has shown on page 9 of the staff report. That's seconded by Commissioner Police Commissioner Gardner. Would you like speak your motion just briefly. I think I don't. I don't think we heard any opposition to this particular. >> Item and the reasons for the variant set forth. >> And the staff I agree with. Anybody else. Commissioner pull Yeah. and support the motion. I pretty much agree with staff and the packet that, you know, it would be hard to complete this road based on Topo and having seen this in other places. I know health squeezing these roads a little bit up to 50's. You know, basement homes into the side of a mountain and like that. So intense part motion. Motion passes. We have a motion before us for the phasing plan. Subject to could mission one has shown on Page 9 and staff report. Pretty non-controversial haven't heard much about it. Shopping for a motion maker. Commissioner Gardner, thank you for the motion. Would you like to motion? You welcome us. One to 8, 6, 7, to approve the phasing plan. Subject to condition one shown on Page 9 of the staff report seconded by Commissioner Commissioner Gardner York. Speak your motion for this one as well. I don't think we heard any specific concerns with this element application. And I didn't have any concerns with the staff's packing in this regard. And also should speak to the ocean. Hearing none. We'll call for the vote. Mister Chair on the would. Would you guys like kind of a list? >> That would be excellent. we go ahead and make a wrong motion. great to get some advice on the rate motion. >> If that's the route you want. Okay. So that would be >> Removing the 4 D 5. >> 13 C. And then there would be adding 16, which would read. Lori. It would read educate 50 feet of right away for a pro. >> Pose for proposed Holton Hill Circle. >> And then that will get the intent to cross. Because if you read in there, there's there's some resting, wants the road names to be changed. But if we say Holden Hill Circle has proposed, it's on the plat. We all know what that is. I have a question. Don't >> Way to do 11 D are we going to something about The lighting? >> That would be up to the body. And but before we war is going to put a motion up proposed that does not adjust lighting before we motions made. I would consider. The idea of. Addressing. 11, maybe we staff how we would best addressed 11 d assuming we wanted to address 11 D. Provide feedback on the dark sky standards. >> Wouldn't 11 DB another motion like we do this one and then 11 deal be another one. I guess that was my question for staff. Okay. Chair Spinelli. I recommend a separate motion for that. are you still in the cure, you you get again. Everybody. Staff included, please review the proposed motion to make sure. It looks right. Okay. We have a new motion on the table. >> That amends the conditions. For keeping one through 3 were deleting 4, 5, Keeping 6 through 9. 10, a and B 11, a through C. And e. 12, a through C B 14, a one in 2. And 15. To delete condition. D-four Andy 5.13 see an ad condition. 16 to dedicate 50 right away. Propose Holden Hill Circle and to provide street lighting in accordance with 21. 0, 9, 7, O G with consideration for dark sky friendly lighting strategy as condition 11 D. moved by Commissioner Christmas. I just wanted to state it for everyone to hear and speak out Is there a second? Seconded by Commissioner Garda Commissioner Christian and would you like to speak to the motion? >> I intend to support this motion. As I believe the commission has already discussed. Why these conditions are and amendments are important. >> Anybody else wishing to speak. Commissioner Gardner. I'll just note as well. I think the amendments address. >> Most of the specific requests that the Guard Board of Supervisors presented earlier today. But >> one that is addressed by Visa Reserve Quest to have the Iditarod Trail Realignment paid for by the developer and just know that we heard from the developer state that they had agreed to cover that cost. I also intend to support the motion. Thank you, everybody for your patience and will call for the vote. That motion passes. All right. That concludes. Cases. 2026 0, 0, 0, 5, an X 1, 2, 8, 6, 7, >> Next item on the agenda title. 21 discussion and the Planning Department's 2026 work plan. Thank you, Mister Chair. We go through this pretty quickly. Just talk about next week. If you'd like. >> There have been request for us to talk about our work plans. We put something together and every draft. Every version of this is going to be a draft basically because it's always changing. But this is just a brief overview of what we're looking at and what we're expecting for the next year. So you'll have a full copy, but I'm just going to show next through 4 months. In January of more review, Drees owns so we take the whole knows to put out. We get number of reasons with a concurrent compliment. Let's take it down it. Can we refrain from the conversations, push those the lobby, please. Yeah. Thank yous. And since that time that we've been put this work together, plan to go, things have changed a little bit. We could probably reported this monthly if you'd like. This is really just to give you an overview. There are going to be a lot of cases in January. A lot of case in February. Some of the big picture items we're looking at a fun coming next month or next week. Sorry, some changes are 6 coming next month on the bus one. So that is published design criteria, manual. not the exciting chapters. In my opinion, its chapters, 3, 7, 8, it's like landscaping and lighting and some other things. Streets are going to come later and then this. The Anchorage school district is an item that's coming before you in February. Now, if the change that and you're going to be hearing from dot on their decision about what to do or what not to do with the Seward Highway. And then in March to more pretty zones. Looking at Sunsetting UTC. Looking at long-term changes childcare uses potentially Chop House ordinance. There was a ordinance on conditional use is on 3 like last July. That's coming back. We had some big picture. Ladies plan changes coming along to Durham and a bar to make it easier for some of our institutions to fulfill their long-term plans. Midtown plan will eventually becoming back. Hopefully and then some men business Park land use plan amendments and for legacy rezone. So look at reasons that stuff like D 2 before TR that have been in the on the books for a long time. But we need to get rid of. Big picture. Probably a lot of reasons upon the comp plan changes the future land map to your target. A plan update. District plans is advisory and sit up and wetlands management plans so we can talk more about this next week. I'm going answer any questions or planning as well. But just pick quick overview of what we see on horizon for now. >> Maybe the only thing that mention is that I see Dcm for next month. And I will note that I they have not attended the downtown Community Council meeting yet nor have they convene the working group. So flagging for you I I likely will. want to ask for a little bit more time in public process. February is the date that it comes before ISIS. These are big changes to our streetscapes. I'd like to make sure that there's some process. Thank Make sure they watched this part of the meeting. >> I was wondering what are 6 hey in grocery stores. It means. So next week you'll see. that's related to food production uses. And that kind of became a lot of different things allowing no more farmstead, allowing more food production is excess or use for never production. And then there were some other recently there was a case at one of the board's about, hey, feet in sales in R 6 zone got a little bit contentious and so is looking at big picture. How do we make it easier for people to produce food or produce help? You know, animals produce food or animals that we eat for food. So those initially were 2 pieces together. But because that deals with a lot of our 6 member, Johnson is going to take some time to talk a little bit more with the. Communities down in District 6 and maybe look at, you know, allowing maybe some more grocery stores and women to to limit capacity along some of the bigger roads down. >> In South So that's coming in. Still under development. But we might talk about it next week with the food production actually lot of stuff. No, there's it so. >> All right. Any any other questions or comments? >> Thank you. I think this might be the first time ever that we work plan from the department. Certainly any of current commissioners, memory for the first meeting of that yourself. She really want to give huge shout out to department leadership and staff for bringing this forward and allowing us provide input in this way. >> Thanks for the work you do and making it happen. Some college. Okay. Any commissioner comments chair Spinelli if I might jump into really clear I'm wondering if would willing to give just a very brief summary of the short term rent that passed the assembly that I mentioned earlier. >> We did say that we would bring those items to the commission happened. >> I will bring that up. This was an item that came up. It went it didn't go to the planning Zoning Commission. I will just bring up quickly here. Our total. 21 updates. Page Go back to this one. This article 20 lots updates, page. We do keep us updated as frequently as we can. If you have doubts. This is the last time as update. And so 12. 26 2025 1.15 aest who was adopted at the December 16. 25 Assembly meeting not only does it require registration short-term rentals, it also creates a new category of short-term rental, which is huge. It's so now that use can be regulated. So somebody has an issue in girdwood or anywhere else. For example, they can put in you specific standards of change with the zones are it's allowed removed the bed and breakfast use type. So there's actually pretty significant because it's just saying these things are always kind of similar and now we can sort of regulate them the same way. So encourage you to check that out 2025. S 12th this link doesn't work right now fix that. But that passed recently before then let's see. They passed a mask standards, but we will keep updating this as we. See more cases and more get past. >> And will go into effect on May first. And there will be I think, 90 time period where people. We'll have a chance to get registered further. Their short-term rental. >> Commissioner Uber, I had a question with regarding that. Had some people ask me already. What happens if you do not register? I don't think of city news or see anybody discuss what happens if you don't register. So I haven't had anything to answer back to them. Do you go on the naughty list? >> pulling up the press release from the mayor's office and of it says. All I'll have read closely and give a report and weeks time next. The next meeting. Well, you know, should also look up for next meeting. >> We pay for street maintenance of roads based on lot with oversize because I I was having struggling with some of the comments we heard tonight about. Larger lots not paying their fair share of street maintenance costs. I think it No. I think it would be interesting to hear from property appraiser hole. It's bigger. Lots pay less for street maintenance and smaller ones. I think we might have heard some misinformation from the. From the crowd tonight. Anything else, any commissioner comments? Entertain a motion to adjourn. Motion by Commissioner seconded by Commissioner Christina. We in a discussion and impose we're adjourned. ♪ ♪ ♪