Girdwood Summer Solstice Dance Party! June 18th 7-11 PM

Summer Solstice Dance Party is ON! All ages welcome 7-9 PM. 9 PM and later is for 21+

The evening features two different live music bands and aerial silk performances by Kage Free. 7-9 PM Local Girdwood band, The River Livers, will kick us off. 9-11 PM will be full of 80s dance music from I Love Robots.

This event is a fundraiser for Girdwood, Inc. Not only are you enjoying a fun evening of dancing and music, but the sales help to support a local non-profit. We can’t wait to see you there!

Tickets are on sale now! GO TO: https://www.eventbrite.com/e/girdwood-summer-solstice-dance-party-tickets-344886614147

What is going on in Girdwood?

Many people think of Girdwood as a laid-back ski town, more about recreating, than business.  What lies behind the scenes is actually a very organized and impassioned group of citizens who focus on issues that matter to them most. Girdwood, Inc is one such example of a 501(c)3 voluntary board dedicated to our community. In this newsletter, we will summarize many different topics as relates to our neck of the woods, introduce a community champion and spotlight a regional organization.

Community Champion:

With spring in full swing and summer upon us, we wanted to spotlight Girdwood Bear Aware and its founder, Alayna DuPont. Girdwood Bear Aware is a sponsored organization of Girdwood, Inc.

Alayna moved to Girdwood five years ago to be closer to family and the mountains. She works for the National Park Service and her husband, Phil Zumstein, works at the Glacier District for the Chugach National Forest. She got the idea for Girdwood Bear Aware after early one morning, a bear casually opened their front door and sauntered inside. She was shocked to realize that this was not only accepted as commonplace in town but help for such an incident was an hour away. It felt like it was time for Girdwood to invest in localized and proactive strategies to reduce human-bear conflict. Working with community leadership, Alayna founded Girdwood Bear Aware (GBA). GBA is trained and permitted by the Alaska Department of Fish and Game to respond when human-bear conflict occurs. While this effort has made an incredible impact, it is really in the hands of each community member to make the biggest difference.

A message from Alayna: “Being bear aware in Girdwood means we are all keeping garbage cans in a garage or secured with straps until the morning of pick up, taking down bird feeders from April-November, making sure dumpsters and public waste bins are always closed locked properly, and keeping doors locked and ground level windows closed. Coexisting with bears in Girdwood is a community issue, we are all in it together!”

The Mountain:

It appears our home Mount Alyeska was the snowiest resort in North America this winter, with well over 800” (60+ feet) of snow.  Many locals and visitors took advantage of the rare treat of weekend continuation of mountain lift operations into mid-May. It will be remembered as “one for the books,” memories of warm spring slush and deep powder days, leaving many hopeful participants wishing for repeat seasons like this.

Tourism:

Girdwood is emerging as a major Municipal and Alaskan attraction, the only destination resort like it in the State.  The Resort’s new Nordic Spa is world class and the community’s many other resources are attracting plenty of visitors. The spa is now open on a limited “Phase I” basis. We understand “Phase 2” to be open in about 45 days. The final addition of “Phase III” and full spa opening is expected this fall. At the top of the tram, Girdwood Inc.’s Roundhouse at Alyeska expects a lot of traffic this season with a strong showing of independent travelers and the reappearance of cruise ship passengers.

Land Use:

Growth and Girdwood’s widening appeal leads to challenges.  One is land, which is needed for commercial, residential, community and industrial needs.  Almost all the unencumbered land around Girdwood is held by the Municipalities’ Heritage Land Bank (HLB).  Girdwood Inc. has been meeting with Anchorage city leaders, advocating for the proper, beneficial use of these municipal lands.

Housing:

While net growth is limited by a lack of available housing, we are seeing changes to our demographics.  Like many resort towns, housing is being taken by professionals, retirees and others who can decide to live here.  Another challenge is brought about by technology and web-based services that enable people to rent a house like a hotel room. While short term rental can contribute positively toward the local economy, it can simultaneously negatively affect local workforce such as long-term renter displacement.  Despite high buyer demand, very little inventory is coming up for sale. What does come up, sells very fast, usually with multiple offers and often higher than the asking price.

Workforce:

Numerous testimonies were provided to government committees and officials by local businesses regarding the severe staffing and housing shortage from restaurants, service companies and other employers.  As an example of the impact, many restaurants have limited their menus and hours of operation. Several businesses are having to tap the commuting workforce from Anchorage, which can be costly, unpredictable, and is prone to high staff-turnover.  The hiring challenge extends to several industries, with current and potential employees simply unable find a local place to live.

Holtan Hills:

Recent Girdwood Land Use Committee and Girdwood Board of Supervisor’s public meetings have seen an uptick of support for workforce housing be included in the new development project. Suggestions include restrictions to make this housing not eligible to short term rental.  As discussed in our previous newsletters, the Municipality’s Heritage Land Bank (HLB), has released a “Request For Proposal” (RFP) for development on a huge block of land. Part of this RFP land is commonly known as “Holtan Hills.”  Unfortunately, the current selected proposal lacks a clear plan for our most critical need, workforce housing, among other issues.  We are very supportive of development, but we also must do it right.  Visit Girdwood, AKA Girdwood Chamber of Commerce, recently put forward a proposed resolution calling for amending the selected RFP development plan to specifically include workforce housing or suggests the current development plan should be abandoned. This is a very important priority for us, and we encourage individuals and organizations to attend Girdwood Land Use Committee June 13th and write wwwhlb@muni.org in support of this resolution. Our previous newsletter referenced the April 28th HLB Advisory Commission meeting. This meeting was cancelled “due to staffing shortages” and indicated the next meeting date is May 26th. As of publication of this newsletter, meeting information and agenda has not been publicly noticed. We will post to our Facebook page and website when more information becomes available.

Childcare:

Another important challenge is the obvious lack of adequate childcare in Girdwood. This has become a significant barrier to a strong economy because an excellent service workforce has a high demand for childcare.  We have not found a solution to this, but along with Little Bears, are continuing to seek support for a project to build a new childcare facility in the valley.

Highway:

Expanding visitor and other activity on the Seward Highway is putting an estimated 7% annual increase of traffic on a road which is already inadequate.  Girdwood Inc. is actively supporting three Highway projects including Seward and Alyeska Highway Intersection into Girdwood, improvements near the dall sheep viewing area, and the highway becoming four lanes with an adjacent bike/pedestrian path.  We are pleased these projects have gained support from the Governor and Department of Transportation. There are milestones where public support will be important.  These highway improvements will save many lives on Alaska’s bloodiest road, as well as reduce costly and frequent road closures.  We will update you in these newsletters, including when critical public comments are needed.

Recreational:

A project worth highlighting is the effort to build a new suspension bridge replacing the former hand tram crossing upper Winner Creek gorge.  This allows for a loop walk on a trail that has become very popular with Anchorage and outside visitors.  The hand tram has now been closed for several years and was not meeting demand at the location, which often resulted in long lines and wait times. We are among those advocating for funding, estimated at about $1.2 million. The goal is that the Forest Service would be ultimately become responsible for the stewardship of the bridge.

A degree of autonomy:

To address many of these issues, we emphasize the need for more decisions and responsibility to be borne by the Girdwood community, instead of back in Anchorage. With the distance between Anchorage and Girdwood, we have many characteristics of a rural town.  We have seen various examples of Anchorage municipal bodies struggling to handle unique Girdwood issues.  On a state level, Girdwood’s representation is being determined by the courts. Currently, there is a pending case, where Girdwood citizen plaintiffs have joined with East Anchorage to oppose new boundaries which would group Girdwood with Eagle River. The Superior court recently ruled in the Plaintiff’s favor but is currently being appealed in the Alaska Supreme Court. If you would like to contribute toward legal fees, you may do so at: https://gofund.me/eda14009

Spotlight Local Organization: Prince William Sound Stewardship Foundation

The Prince William Sound Stewardship Foundation began with Girdwood Inc.’s sponsorship in 2018. It is now a stand-alone 501c3 non-profit organization dedicated to helping keep Prince William Sound healthy, clean, and wild for all to enjoy. Each year they lead summer volunteer projects in the Sound, including marine debris removal, invasive species mitigation, trail, and recreation site restoration. They also coordinate citizen science opportunities, such as mussels testing for paralytic shellfish poisoning.

Environmental stewardship, community building, and public education are at the heart of what they do. They are kicking off the summer with their annual Natural History Symposium in Whittier and online on May 23rd. For more information, to register for volunteer opportunities, attend the Natural History Symposium, or to become a member, visit www.princewilliamsound.org.

Coming up on May 29th from 11 AM – 4 PM is Girdwood Farmer Market in town square. This event will be held every other Sunday through September. Local vendors may sign up for booths at www.girdwoodfarmersmarket.com and we encourage patrons to come support local businesses and vendors.

Lastly, we hope you have been enjoying our newsletters and hope you can attend our Summer Solstice fundraiser on June 18th! Click here to purchase tickets to attend! Funds raised at this event will support future newsletters and help to keep the community informed on important issues. Until next time!

Congratulations 2022 Girdwood Graduates! Photo Credit: Julie Martyn Photography


Girdwood Inc Newsletter Issue II

Girdwood, Inc. is pleased to provide the 2nd issue of our newsletter. We do not claim to be journalists but are residents who deem it important to help keep the community informed.  Many Girdwood community organizations work with us, and we realize they are impacted by activities occurring now in Girdwood.

Girdwood, Inc.’s Mission is being “Girdwood’s Partner in Funding and Leadership”, and that has brought results. We remodeled, restored and now operate the Alyeska Roundhouse Museum. We raised funds to build the Gerrish Library and Community Room.  Girdwood Inc. holds or has held funds on behalf of the Girdwood Skate Park, Fungus Fair, Girdwood Community Garden and more. Many smaller community groups use the fiscal sponsorship of Girdwood, Inc.  By doing the basic bookkeeping for them, it makes it easier for committees to focus on tasks and achieve goals.  We invite non-profit groups that are doing positive deeds for Girdwood to explore whether we can help them.

Since our last newsletter, which focused on the Holtan Hills proposal, some very important changes have occurred. More than 40 Girdwood residents attended the Heritage Land Bank Advisory Commission (HLBAC) meeting on January 27, 2022. We would like to extend thanks to those who took the time out of their day to do so. The HLBAC is a 7-member board. This was the introduction of the 6 new commissioners to each other. Ron Tenny, who is the Girdwood Representative on the Heritage Land Bank Advisory Committee, is the sole pre-existing commissioner. 

First and foremost, the disposal of Holtan Hills has been pushed back until at least May 2022. Girdwood, Inc. sees this slow down as a positive step toward what we hope is much more community engagement in the planning process. But it is important that we don’t let this important project blend into the background and miss our opportunity to communicate and articulate community needs.  Anchorage must take Girdwood’s community feedback seriously and conscientiously.

After the December 22nd HLB Public Meeting presentation on Holtan Hills, Girdwood Inc. ran an informal poll asking “If you had to make a decision today regarding the Holtan Hills proposal, would you support it?” 247 Votes were received (approximately 10% of Girdwood’s population). 58% said “I need more information or want changes” 28% responded “No”, and 14% said “Yes.”   Based on these results, Girdwood Inc. finds it concerning that so many citizens do not support the project as currently presented.  

A Town Hall was held on February 12th which was arranged by several local residents. The meeting was held in person at Girdwood Chapel and via Zoom. There were talks and presentations given by speakers from Girdwood Clinic, Pastor Nico Reins of Girdwood Chapel and Girdwood Food Pantry, Girdwood Community Land Trust and Four Valleys Community School. This was followed by more than an hour of public testimony. Several Girdwood Board of Supervisors (GBOS) attended, as well as Assemblyman John Weddleton and candidate Randy Sulte. The testimony was quite moving in addressing the importance of Girdwood’s social services, infrastructure and business employment needs.

Emma Kramer makes notes from public comments at the February 12th Town Hall.

On February 24th, HLBAC held a meeting to focus on their Annual Work Plan Draft. In the plan, HLB identifies several large areas which are mapped as “Disposal in 2022.” Not only does this include Holtan Hills, but also parcels in Girdwood South Townsite and the Girdwood Industrial Park.

Source: Page 51 of HLB 2022 Annual Work Plan

At the meeting Commissioners Brett Wilbanks and Ron Tenny made comments that it would be appropriate for Heritage Land Bank (HLB) to complete needed updates to the Girdwood Area Plan and made calls for HLB to complete a site-specific impact study related to the disposals of the Holtan Hills parcels. Wilbanks stated the Girdwood community had “several valid concerns.” A Heritage Land Bank representative stated that the Anchorage School District and various agencies such as the Anchorage Planning Department have determined that “school impact was not a concern.” Ron Tenny gave the example that the school’s capacity could be impacted depending on how many of the lots are utilized by full time residents with children, which could overwhelm the school. 

In reference to the Girdwood Industrial Park, Commissioner Brett Wilbanks pointed out that HLB should not dispose of land when a municipal need is already established. Examples of this are that the Girdwood Fire Department normally utilizes an area for training in Phase II of the Industrial Park, as well as Girdwood Valley Service Area for equipment storage. HLB responded that a portion of land would be set aside for GVSA and would include space for the fire department within that area.  

Discussion continued regarding the Girdwood Industrial Park.  Bob Wolfe’s need for a power connection has been an agenda item at recent public meetings. Mr. Wolfe expressed frustration that after 20 years of operating in the valley, he does not have a long-term commitment from HLB and, because of this, he is unable to grow his business due to the insecurity of knowing he has a permanent place to operate.  In Phase II, permits are renewed annually and permittees only have days to vacate if directed by the land manager (HLB). Without site control, via ownership or long-term leases, permittees cannot build any permanent structures. This issue may be beginning to change in a positive direction as the first 5 lots in Phase I are in the process of transferring ownership to the Leasees.

Following these meetings, Bob Wolfe was thanked by Kyle Kelly and members of GBOS for helping to plow the Girdwood roads when the current contractor’s equipment was stuck on the Anchorage-side of the February 18th avalanche.  We hope this issue can be resolved, as Bob Wolfe plays a big role in keeping Girdwood businesses and residential areas open and safe via his snow plowing services.

Girdwood, Inc. board members recently participated in a meeting with former Breckenridge Mayor, John Warner, who explained how Breckenridge handled their critical workforce housing issues. He said that to start, you have to realize that if you can’t house your own workers, “you are just a resort, not a resort community”.  After selecting to move forward as a community, they prepared for their upcoming needs by land banking parcels for the future. In his opinion, projects that were 80% workforce and 20% market rate were economically viable.  They worked with trusted contractors to market and construct the developments. He said traditional rental units, as opposed to only homes for purchase, should be included in projects.  Breckinridge is now including them to continue to relieve pressure on the housing market. He also stressed the need for short-term rental prohibition via deed restriction be included in the new development.  Future buyers will know upfront about the property’s short-term rental restrictions and can take the restriction fully into account.  Breckenridge has about 5000 housing units and a max of 2200 short-term rental licenses. Such restrictions already exist in a number of Girdwood developments, so this is not an unusual or difficult stipulation.

If you are interested in getting more involved in this subject matter, we encourage you to participate at various meetings or send your comments to elected officials. This discussion will be continued at the Girdwood Board of Supervisors and Girdwood Land Use Committee meetings. We expect this to be the appropriate channel for the Girdwood community to communicate in one clear voice. HLBAC will continue to go through the Annual Work Plan Draft at their March 24th meeting. The next critical meeting will be the public hearing to approve HLB Annual Work Plan, currently slated for April 28th at 11:30 AM online via Microsoft Teams. Please “like” Girdwood Inc. on Facebook or fill out the form below to join our newsletter mailing list to receive emails for notification on important upcoming meetings.

Our board would like to extend our thanks for the appreciation shared after our first issue. We received thank you letters and additional information from readers. Our online version was widely shared, and we appreciate your help in getting the word out regarding these important happenings in Girdwood. Until next time!

Girdwood, Inc.

Board of Directors

If you need additional context: see our Newsletter Issue I

Holtan Hills – Proposed Girdwood Development

Newsletter – Issue 1 – January 2022 – Extended online version.

Girdwood, Inc. has been an established non-profit in the Girdwood Valley since 2004. The organization has led many large projects including infrastructure improvements. These have consisted of raising money and the remodeling and oversight of the Round House Museum, raised money for building the Gerrish Library and Community Room, as well as fostering many budding organizations to become their own stand-alone 501c(3)s. 

This is the first issue of a Girdwood, Inc. newsletter, where we can update people on matters in the valley. We expect this to be a periodic letter, but this first issue is very important because of the critical land development project proposed for an area north of the school, locally known as Holtan Hills.  To give you a sense of magnitude, 150 acres is in play at Holtan Hills. The current footprint of developed Girdwood is roughly 300 acres under private ownership.

Moving briskly, the developers have expressed interest in breaking ground this summer.  Girdwood Inc. feels it is important to identify the parties involved, their role, upcoming meetings, and some questions related to a project this large.  Disposal of the land is up for approval at the end of January, with Planning and Zoning meetings over the coming months.  This means at this point, the proposal is heading upstairs, already moving away from Girdwood’s engagement.

The Heritage Land Bank (HLB) is a division of the Municipality of Anchorage’s Real Estate Department, and operates under the rules set by the Anchorage Municipal Code.  The HLB manages municipal land assigned to its inventory, and their operations are to benefit the citizens of Anchorage, promote orderly development, and achieve the goals of the Comprehensive Plan.  The Heritage Land Bank controls approximately 5,000 acres in the Girdwood Valley. This land abuts present-day Girdwood in many places and represents most of the developable land available for community needs or expansion.  

In April 2021, HLB released a Request for Proposal (RFP) on their municipal webpage. A surprise to most of us, the HLB conveyed this was in response to receiving 2 applications for the land. Complex and broad, the RFP was unlike what most RFP contractors were familiar with seeing.  The HLB was offering to sell or contract with a developer, up to 150 acres to be identified from three potential areas. Respondents were to provide their development plan and several other requirements. The general location of the parcels is behind Girdwood School (accessed from the “Water Road” on the right side prior to coming to the school parking lot) and continuing up along Crow Creek Road.

This gate is where the entrance to Phase I of Holtan Hills is located.

In June, HLB held a “selection panel” and chose “CY Investments” as the winning respondent. The team is composed of Connie Yoshimura, Seth Anderson and Pomeroy Lodging.  According to the RFP proposal, upon a lot being sold in the Planned Unit Subdivision, 50% of the proceeds go to the CY Investments partnership (Yoshimura/Anderson) and the other 50% of the proceeds are directed to the Heritage Land Bank Fund.

Pomeroy is proposing to purchase 27 acres directly from HLB. This land would be located on the east side of Glacier Creek.  Pomeroy will later submit a separate ski village plan; they are not involved with the Holtan Hills development.

As proposed today, the Holtan Hills Project is set to occur in 3 phases. Phase I includes about 45 lots of varying sizes and shapes, mostly single-family with a few multifamily building sites. Phase II is proposed to be 46-50 lots and has a connection road access to Crow Creek Road. Phase III has roughly 40 larger lots ranging in size from ½ to 1 acre in size.

There are many questions swirling around this proposal.  For example, to our knowledge the required “Developer Agreement” has not been finalized.  Little is known about the project’s impact on local power, sewage, water and traffic.  Who pays for roads & utilities is not clear.  This is going to be a higher density development than has previously been done here.  The development is taking about 6.5 acres of Girdwood Institutions and Parks (GIP) land adjacent to the school, but there hasn’t been any formal analysis of future school populations or land needs.  The HLB indicated they are participating in the development, but their role as a public body is not entirely clear.  Despite the big need for workforce housing, the HLB has said they are unable to limit short-term rentals despite such covenants being part of many existing projects and subdivisions.  The developers have indicated they intend to give locals two weeks advance purchase opportunities, but no detail was provided.  Given the community does not have legal expertise, it seems the HLB needs to put on their community support hat and provide real analysis of important issues.  This entire 150-acre proposal came out as a surprise, with no prior general community knowledge or input.   Now that project details are beginning to come forward, the community is in a position to raise issues.

We encourage you to participate in the upcoming meetings about this project. For instance, disposal of the 3 parcels is on the agenda at the next HLB meeting on January 27, 2022 at 11:30 AM. The meeting will be held virtually on Microsoft Teams. “The HLBAC encourages anyone wishing to provide public testimony via telephone to email to WWWHLB@muni.org by 9:00 am the day of the meeting. Please provide your Name, Phone Number, and Agenda Item Number/Title for which you wish to provide testimony. The Subject Line should read “Phone Testimony.” Reference “Item Case 2021-16 Public Hearing (HLB Parcels 6-011, 6-016 & 6-017 Disposal).” – More details and update below.

We will also try to keep contact and time information for future Holtan Hills meetings here on our website.  Girdwood Inc. realizes there are many land needs in Girdwood, and is not opposed to projects that can meet those needs.  With no local newspaper, this critical project has not been widely publicized in Girdwood.  We don’t encourage unnecessary delays, but we should take the time for the developers to listen and address many remaining questions about the project.

Girdwood, Inc. looks forward to continuing to update the community regarding the status of this project and other relevant community engagement opportunities. Until next time!

Girdwood, Inc.

Board of Directors

Meeting Details:

Since publication of the newsletter, the disposal of the property was pushed back from this months agenda, and is set to be on the February HLB Meeting. There is an update regarding Holtan Hills on the January agenda. Following agenda items, will be Public Comment period. If you wish to speak, send an email to WWWHLB@muni.org with request to speak during Public Comment period before 9:00 AM on January 27. Agenda posted below.

​Meeting: January 27, 2022 @ 11:30 AM Heritage Land Bank Advisory Commission

Call in (audio only) +1 907-519-0237 PIN: 772316416#  

To join on Microsoft Teams, scan the QR code below to be directed into the meeting or click the link below.

Join on your computer or mobile app:

Click here to join the meeting

HLB Meeting Agenda:

Meeting Update:

The Public Hearing for disposal will not occur before May 2022, per notice on HLB website.

*****HOLTAN HILLS DISPOSAL WILL NOT BE ON THE AGENDA UNTIL AT LEAST MAY 2022 DUE TO OVERALL PROJECT PROCESS SLOWDOWN FOR SUMMER 2023 START INSTEAD OF SUMMER 2022 (as of 1/30/2022)

Source: https://www.muni.org/Departments/hlb/Pages/HLBCommission.aspx

Relevant Information:

Holtan Hills Community Meeting 12.22.21 video
Holtan Hills Presentation slides​ 12.22.21
Holtan Hills Concept Drawing 12.22.21
Link to HLB page “Properties for Sale” RE: Girdwood Residential 2021​

Link to Winning RFP – Redactions by HLB

Draft 2022 Annual Work Progra​m  ​***There will be edits to this draft made in ‘track changes’ through January 12th.  For that reason, the Public Hearing will now be in March***​

​Draft Map – Appendices to be posted soon, as well as clearer version of chapter 4.  

2021 Heritage Land Bank Annual Work Program and 2022-2026 Five-Year Management Plan 

The 2021 HLB Annual Work Program and 2022-2026 Five-Year Management Plan was approved by the Assembly on February 23, 2021 (AR 2021-25).

News Articles:

January 2022 Anchorage Daily News “Girdwood desperately needs housing. A veteran developer aims to help, but residents have many questions.”

June 2021 Alaska Public Media “Girdwood housing market reaches ‘crisis’ level, forcing locals out”