Public Work Session Summary for Girdwood PCC Meeting on 2026-01-12
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Public Work Session Summary for Girdwood PCC Meeting on 2026-01-12
The Planning and Zoning Commission convened a work session to discuss the Conditional Use Permit (Case 2026-005) and Subdivision (Case S12867) for the Quincy Arms project, a 39-lot residential development. Staff presented that the project aligns with the 2006 Crow Creek Area Master Plan and the 2025 Girdwood Comprehensive Plan, which calls for moderate-density housing. While the PCC is required to review and approve the subdivision and CUP, discussions regarding HOA bylaws, articles of incorporation, and specific leasing provisions (including short-term rentals) were deferred for future review, as these matters are constrained by the Assembly-adopted Development Agreement (AO 2023-137).
Consent Calendar
- No routine consent calendar items were reported; all agenda items were treated as discussion items within the work session.
Public Comments & Testimony
- No members of the public or external organizations provided formal comments during this work session; the time was dedicated to questions from Commissioners to staff and the applicant.
Discussion Items
Scope of Review and HOA Leasing Provisions
- Commissioner Krishna and Chair inquired about the Commission's authority regarding leasing provisions and HOA documents currently included in the application narrative. Daniel McKenna Foster (Staff) and Quincy Arms clarified that due to the Assembly's prior approval of the Development Agreement via AO 2023-137, the Commission cannot currently amend or adjudicate those specific provisions. It was stated that HOA articles of incorporation and bylaws will be subject to review at a future informational item or case when details are finalized.
- Commissioner Krishna further clarified if the Commission is currently accepting the proposed short-term rental regulations as laid out in the application. Staff confirmed that approval of these specific provisions is held pending the future review of the HOA documents.
Project History and Planning Consistency
- Daniel McKenna Foster (Staff) outlined a 20-year history starting with the 2006 Crow Creek Area Master Plan (AO 2006-47) and noting the 2024 Assembly adoption of AO 2023-137. Staff noted the project represents a shift from the 1995 plan's "single-family" designation to the 2025 plan's "moderate intensity residential" designation, aligning with community needs for varied housing types.
- Commissioner Gardner noted the housing analysis indicating a need for approximately 303 total housing units in Girdwood, supporting the approval of this modest 39-lot development.
Technical Standards and Variances (Subdivision)
- Scott (Staff) explained that the 39-lot subdivision includes two tracks, with variances required for a private street due to topography and cul-de-sac lengths. He clarified that while Chapter 9 (Development Design Standards) allows for a 450-foot cul-de-sac length under the PUD process, the statutory Chapter 8 Subdivision Standards still require a 600-foot cul-de-sac, necessitating a variance.
- Commissioner Spinelli questioned the applicability of Chapter 9's 20-foot maximum driveway width. Staff indicated that minimum driveway standards would likely still apply due to slope and snow storage requirements.
- Commissioner Gardner asked about the horizontal curve radius, confirming the project is not varying and must redesign to meet the 150-foot standard, or apply for a variance to the Municipal Engineer if unable to do so.
- Commissioner Spinelli raised a "soapbox" comment regarding the lack of a formal, signed letter from the Traffic Department regarding the traffic impact analysis, specifically questioning the assertion that 600 daily trips (with a 100 peak-hour trip threshold) does not require a Traffic Impact Analysis (TIA).
- Brandon Marcott (Triad Engineering, Applicant) clarified that the 100-trip threshold applies specifically to the "peak hour," not daily trips, and acknowledged the need for a formal Traffic Department letter regarding the waiver of the TIA requirement.
Documentation Discrepancies
- Commissioner Gardner noted a discrepancy on the agenda packet stating three resolutions from the Girdwood Board of Supervisors were received, while only two were visible in the packet. Staff located the third document (regarding dark skies) on page 105.
- Commissioner Spinelli questioned the absence of pedestrian lighting plans given the project's "dark skies" goals. Staff indicated this would be a question for the design team.
Key Outcomes
- Staff Recommendation: Staff recommended approval of both the Conditional Use Permit (Case 2026-005) and the Subdivision (Case S12867) subject to three primary conditions: adherence to all residential planning standards, submission of HOA articles and bylaws for future commission review prior to property sales, and filing of zoning action notices with the State Recorder.
- Procedural Directives: The Commission is directed to address the specific leasing and HOA provisions at a future meeting once the documents are finalized, as the current approval cannot bind those specific terms due to the Assembly-adopted Development Agreement.
- Next Steps: The work session was adjourned to allow the Commission to proceed to the regular meeting at 6:30 PM. No final vote was taken during the work session; the session served to clarify project details and procedural boundaries.
Meeting Transcript
Okay, I think we can go ahead and get this uh work session started. Staff wants to uh take it away. Thank you, Mr. Chair. This is Daniel McKenna Foster from the plan department. Um I'll just be giving a quick overview, kind of big picture of these two cases you're hearing tonight. I'm sorry I didn't put the case numbers on there. Um but this is just a work session, so you know decisions being made here tonight. Um I'll provide a a brief overview and then I'll I'll um Sean is also here we'll be talking about the subdivision case, and there'll be some time to anybody to talk to the applicant or any questions for us. So without with without further ado, let's get started. Um so this case is about both the CUP and the subdivision, and you know what? I'd better read in um what the case numbers are. I believe it's 2026. Um zero five and the subdivision case S12867. So this case um or both these cases are about the conditional use permit and the subdivision, and staff recommend approval of both. Um so first to start off, the Crow Creek Area Master Plan was adopted by the Assembly um back in 2006. It's the master plan if needed, that's AO 2006 47. Um and there's no expiration date in that AO, so that master plan is still in force. Um another thing is this has been a pretty long project for years, a lot of different steps in this. Um there are some things the assembly has done when it comes to disposal of land. Um, and some of that is in a lot of that is included in AO 2023 137, so that's the disposal and development agreement. And that whole AO that is in the assembly purview and in force for as long as that is valid. So we're at a lower level than the assembly in the planning and zoning commission, um, and the assembly is the legislative body, they sort of adopt the rule. So what they decide is sort of the final um decision. So we can't really get into any of the specifics of that or something decided here tonight, can't really abrogate what's in uh AO 2023. Fortunately, we have um some real lawyers here tonight. I'm not a lawyer, so we can ask more questions about that later. Um so as I mentioned, because the development agreement is part of AO 2023 137. PCC can't really get into it uh without stepping on the toes of a higher level body. Daniel, just to put a little bit of a finer point on that before we move on. Is it fair to say that the leasing provisions that are in our packet are entirely within the purview of the assembly and not this commission? And so um no amendments or really discussion about those would be appropriate today. I'll kick that to the our legal team if we could, or HLB. This is Quincy Arms to the chair. Um that's correct. There you shouldn't be discussing them tonight, but you will have an opportunity later. Every time when when the actual HOA terms are passed, they're they're coming back to the commission. And that will be a future case before the commission, or it'll be an informational item in the packet, or could you explain a little bit about uh more about how we'll see those? Yeah, maybe I'll speak to that first and then I'll uh defer to my colleagues. So the the code says that the commission shall review um the HOA bylaws and articles of incorporation. Um understanding that this is you know it's a subdivision, it's more about putting the parcels together and not necessarily doing the building yet. It's it's a little too complicated, I think, to bring those forward now when those pieces haven't really been decided yet. So we put in one of our conditions, and we'll see you'll see that in the staff report that they have to be presented. Um the code isn't really clear about whether they come presented as a case. It just says the PCC shall review them. Um so our thinking was that we just make sure that they come to you maybe as an informational item. Um, but I don't know if there's any other discussion on that. Nope, nothing to add. Um I I do think that I want to just um wrap this up with a strong understanding of exactly which parts of the leasing provisions and HOA documents are actually able to be discussed or amended by this body um if anyone yeah, I I think we will get into that, especially when we look at the specifics of a PUD. Unfortunately, just the way the PUD is written it, again, it says the commission the mandatory homeowners association are similar, shall submit for review by commission by the commission the articles of incorporation bylaws of such association prior to the sale of any property subject to the association.
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