Assembly Postpones Vote on Area Plan

Forested land targeted for development in Girdwood was called, among other things, "magical", "cherished", a "paradise", a "crown jewel" and containing the "largest trees in Anchorage", during testimony Tuesday night on Girdwood's Comprehensive Plan. (TN file photo)

Testimony Favors Retaining Open Space

By Soren Wuerth

TNews Editor

Forested land targeted for development in Girdwood was called, among other things, "magical", "cherished", a "paradise", a "crown jewel" and containing the "largest trees in Anchorage", during testimony Tuesday night on Girdwood's Comprehensive Plan.

Two densely-forested parcels, one near Virgin Creek and the other by Glacier Creek, would be protected "open space" in an update of Girdwood's 30-year-old area plan. 

But that conception is being contested by Anchorage's planning department which aims to include housing in those places.

Sixteen locals, many of whom have volunteered countless hours on local committees, spoke to the Anchorage Assembly in support of a substitute ordinance that was ultimately postponed for voting until Jan. 21. 

The "S-Version" ordinance incorporates changes to Girdwood's plan recommended by Anchorage's planning department, but excludes several controversial areas the department had inserted last summer.

Deb Essex, who helps lead Girdwood's Nordic Ski Club, told the Assembly she was shocked when the city's planning department changed the community's plan to include housing in areas set aside for open space.

"We didn't realize the plan could be redlined to that extent," she said. Essex said land near Glacier Creek—desired by Alyeska Resort for development—has historic trails, is an expensive area to build in and threatens a "noise abatement corridor", potentially leading to more aircraft noise throughout the valley.

According to Mike Edgington, who chairs both Girdwood's Board of Supervisors and Imagine!Girdwood, an ad hoc group set up years ago to work on the plan, more than 900 residents have weighed in, a figure representing 40 percent of the town's population.

"[The plan] has got a lot of support in the local community," Edgington said, adding that 500 acres are included in the plan for housing.

Longtime local and GBOS supervisor Brian Burnett said the plan sets a goal for the town as a "livable community with a resort, not a merely a resort town", and it "reinforces Girdwood's identity as an outdoor community shifting from a historically resort-centric perspective to emphasize broader economic diversification and livability for our residents."

A planning manager for Pomeroy Lodging, which owns Alyeska Resort, spoke later and was the only person to advocate for the city's changes at the hearing.

In order for the Resort to successfully complete its current projects the municipality will have to grant approval for it to develop the so-called "mitten" area between Alyeska Hotel and Glacier Creek, said Willam Laurie, a Pomeroy spokesperson.

"Without [the Glacier Creek development] we would have to revisit our entire area master plan and likely reduce much of the proposed workforce housing into unrestricted market rate housing to make the project feasible," Laurie said.

He said the project would only comprise 27 acres in a 215 acre parcel and would allow "trails and housing to be built side by side."

He said many people in Girdwood support the company's plan and are looking for housing solutions. 

"We're not trying to turn Girdwood into Vail and it never will be. What we're trying to do is make Girdwood more sustainable, so businesses can grow, so families can grow, and so the town itself can grow in a healthy way," Willam said. "Glacier Creek Development is a critical piece of that vision."

Speaking earlier, Barbara Crews, the chair of Girdwood's housing committee, said residents are "passionate" about their trails and the uplands where Alyeska wants to build a subdivision is the only place for a long-planned, year-round trail system.

"Girdwood is not interested in hiking through a housing development," she said.

Another speaker, Dave Hamre, said the Assembly should not respond to "fear mongering" by Pomeroy and, if its argument is that it needs the area to expand its plan, the company should "lay its [financial] cards on the table with the community."

"I think a lot of what [Pomeroy] is doing is quasi self-serving. They bring workers from eastern Europe. They need a place to put them so they're going to build employee housing," said Hamre, who's owned a business in Girdwood since 1977. "There's a lot of disingenuity."

Others spoke of another area added for development by Anchorage's planning department—old-growth forested land along Virgin Creek, an area sought decades ago as a site for a golf course.

Longtime local and trail volunteer Paul Crews said the hemlock trees in that forest are among the oldest in the municipality of Anchorage. 

"They should be protected," he said, later adding that the area is, for Girdwood, a "central park".

Meanwhile, some spoke of the current housing crises in Girdwood not only in terms of available units, but as one of too many dark homes. Edgington has estimated 70 percent of Girdwood homes go unoccupied for much of the year.

Chase Berenson told the Assembly where he lives in Girdwood, of nine units, he and his wife are the only residents. 

"We don't have neighbors. We have neighboring investment owners," Berenson said. "When we walk our street we see empty houses, dark windows and quiet yards, unless the Friday or Saturday night when there's a little more activity than we might want. But at 11 a.m. every Sunday, AirB&B's check out times hit and all the cars stream out our road and leave."

Kirk Hoessle, who owns Girdwood-based Alaska Wildland Adventure, said places "enjoyed for generations like the Enchanted Forest, Secret Meadow, and Stumpy's Trail cannot be replaced once they're built upon" and "strategic open space in and around a community provides tremendous economic value compelling residents to make their home and compelling visitors to stay even longer, spending time and money in Girdwood and Anchorage."

Quoting a Joni Mitchell song, Hoessle said "they've paved paradise and put up a parking lot, with a pink hotel, a boutique and a swinging hot spot. Don't it always seem to go that you don't know what you got til its gone? They paved paradise and put up a parking lot."

Assembly chair Meg Zaletel replied, "this body might need to go look up that reference" to laughs from fellow members.

Meanwhile, Zac Johnson, who represents the Girdwood area and South Anchorage on the Assembly will work with the planning department to see where "compromises" can be made and to expect amendments when the ordinance is debated in January.