Assembly Passes Holtan Hills in 9-3 Vote

By Soren Wuerth

TNews Editor

Despite overwhelming and steadfast opposition from Girdwood residents, the Anchorage Assembly approved a proposal Wednesday for a sprawling, 60-acre subdivision dubbed "Holtan Hills".

Members debated just over an hour before voting 9-3 in favor of a three-phase plan for single-family homes, duplexes and condominiums that would be carved out of a rainforest between Crow Creek Road and the Girdwood School. 

Supporters of Holtan Hills said market forces, the development's profit-sharing arrangement with the municipality and "price points" of smaller lots in the $2.1 million sale made the housing venture desirable. Further delays, they said, would only harm the developers ``business model".

Other members gave variations of a familiar talking point used by proponents of the land disposal:  any housing is better than no housing. 

"I think every time we are looking at bringing in more housing density we are going to be asked and pressed for more time and all the while the housing crisis looms in the background and goes unaddressed. I think the time is now," said member Dan Volland. 

The Holtan Hills plan has been widely criticized for its failure to address Girdwood's need for affordable and, especially, workforce housing, as well as its lack of public process, its reliance on out-dated plans, and its disregard for Girdwood's limited local services.

Residents testified that homes in the subdivision would end up as short term rentals or so-called "dark homes'. Currently 70 percent of Girdwood's homes are unoccupied, according to data compiled by Girdwood's Board of Supervisors. 

But some assembly members argued anyone can buy Holtan Hills lots, including Girdwood residents.

"Every lot is for a Girdwood resident," said Assembly member Kevin Cross.

Based on current real estate prices, the cheapest residence would cost more than $800,000, said Jennifer Wingard, co-chair of Girdwood's Board of Supervisors. 

Wingard, who said she wasn't surprised by the vote, said Girdwood groups would remain vigilant.

"I think GBOS has the right and responsibility to keep a close eye on this development," Wingard said. "There are still numerous decision points and hoops that need to be jumped through. I don't think GBOS will reduce its supervision of this."

Girdwood is surrounded by 5,000 acres of Heritage Land Bank land, representing a lion's share of the land bank's holdings in the municipality. 

A provision assembly member Randy Sulte wanted to add would have made the disposal contingent on the municipality offering more accessible HLB land for housing close to roads and utilities. When it appeared his amendment would face regulatory hurdles, Sulte asked the body to make a commitment to passing legislation later that will provide land for affordable housing. Sulte, whose district represents Girdwood, ultimately voted yes.

"Randy Sulte put in a good faith effort," said Wingard. "He was counting on member support for upcoming land disposals for the purposes we've been asking. We're looking for a disposal that might actually get us community housing because [Holtan Hills] won't."

Three assembly members cast "no" votes:  Zac Johnson, whose district represents Girdwood, Kameron Perez-Verdia, and Karen Bronga.

Just before the final vote, Assembly Chair Christopher Constant asked Anchorage realtor Connie Yoshimura to come to the microphone. Yoshimura's company, CY Investments, would develop the land and assign home builders under the profit-sharing agreement passed by the Assembly.

"I wanted to make a contribution," Yoshimura said of the plan. "I looked at all the other attempts at [developing] Holtan Hills and it didn't make financial sense." 

She said she wanted Holtan Hills to have "mixed density" housing like the kind that is in her own neighborhood, South Addition, in Anchorage.  "Mixed housing eliminates economic segregation," she said.

Constant asked Yoshimura about fears that local services and infrastructure would be taxed by new homes. 

"If you want to have a larger grocery store ... The first thing you have to have is rooftops. You have to have a market to support it," she said.

Constant had the final say before the vote and chided a "faction" of Girdwood residents for spreading "misinformation" over the past year. 

"It is unpleasantry," he said. Then he read an excerpt from an Anchorage opinion blog lambasting opponents of the development.

Wingard said later that Constant misrepresented the outpouring of Girdwood residents critical of the proposal.

"We have a couple assembly members who would really like to cast the opposition as being a minority. [Constant] is really grasping at whatever straws he has to do that, but the facts are so easily retrieved," she said, referring to verbal and written testimony of hundreds of people.

"Girdwood came out in force and poured its hearts out with emotion, but with decorum, and he can't erase that. No matter what he says."