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We value your input as it will help us improve citizen participation in the planning process. This form is to give you the opportunity to provide us your comments regarding a specific variance, zoning or platting case.

** Your comments will become part of the public record for the case **

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or Platting & Variances at 907-343-7942.


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Submitted comments will appear below after staff approval.
Brooks Chandler	12/13/2025 12:49:28 PM
The requested relief from density requirements is a good idea if fine tuned to increase housing affordability and the opportunities for people who live and work in Girdwood to obtain housing. Conditions advancing these goals should be the “quid quo pro” for allowing existing limits on density, lot size, etc. to be waived when approving the PUD/CUP. These conditions relate to the “construction, design, and placement of buildings, landscaping, streets, roadways, walkways, drainageways, and other site design features” of the proposed development. AMC 21.07.110(G)(2). Background- Nearly twenty years ago Girdwood residents involved in adoption of the Crow Creek Neighborhood Land Use Plan foresaw housing affordability as a looming challenge. CCNLUP p. 33. What was on the horizon in 2006 is now directly in our faces. Both affordability and availability of housing (The 2025 Girdwood Comprehensive Plan identified an “immediate workforce need” for 75 new housing units. GCP p.2-47), have been exacerbated by a boom in the short term rental business. “Roughly 83 percent of the new housing built in Girdwood in 2022 and 2023 is not being used as a primary residence by people who call Girdwood their home”. GCP p.2-55. The CCNLUP described Girdwood as a “mountain resort” community and said ““Some communities have found it helpful and/or necessary to implement systems that assure a certain amount of affordable housing is available for purchase or rental”. CCNLUP p.33. The CCNLUP suggested Girdwood emulate other mountain resort communities with programs for “employee restricted” housing. CCNLUP pp.33-34. Conditioning relief from density limits by requiring a portion of the higher density development to be focused on community workforce housing is now a feature of many mountain resort communities (Aspen, Vail, Breckenridge, Telluride, Park City, Teton County/Jackson, Whitefish). Continuing “business as usual” will continue the observed and documented adverse impacts of lack of available and affordable workforce housing in Girdwood. Conditioning approval of this development to decrease this adverse impact on the Girdwood “community-at-large” is within the discretion of the Commission. 21 AMC 21.03.080(A), 21 AMC 21.03.080(D)(7). Proposed conditions. 1. Future conveyances of each of Lots 8-11 of Block 1 shall contain a twenty year restrictive covenant previously approved by the Planning and Zoning Commission that requires each dwelling unit on these lots to be used only as the principal place of residence of at least one natural person who during the entire period of their occupancy of the Property earns his or her living by working at least 30 hours per week for a business or public institution located in and serving the Girdwood Valley Service Area. Basis for condition- see above discussion. Requiring restrictive covenants on 4 lots would mitigate the adverse impact of a recognized workforce housing shortage and increase consistency with the GCP. The exact form of the covenant should be reviewed in detail by the Commission. The 20 year limit is suggested because it is not clear if this problem will persist forever. 2. The uses of Block 2, Lots 1-3 are limited to 2 family dwellings. Basis for condition- Duplexes are likely to be more affordable than single family homes. Specifying 3 lots as “duplex only” ensures developer’s stated intent for a “mixed” housing development is realized. The developer cannot control what type of house a buyer constructs. Without such a condition the development may not have any duplexes. Consistent with Girdwood Comprehensive Plan Policy H2.1. NOTE: While specific lots should be identified in the conditions whether the lots mentioned in these comments are the ones chosen is of secondary importance. And lot conditions could be combined such that the designated duplex lots double as the deed restricted properties. 3. Prohibit the homeowner’s association from requiring design standards. [Alternatively prohibit HOA design standards from applying to the multi-family lots. Basis for condition- Design standards can increase the costs of building a home. The Assembly has recently suspended application of design standards for residential construction. See, AMC 21.07.110(C)[multi-family]; 21.07.110(D)(1)[single family and two family). The Commission should not allow the developer to impose design standards when current public policy has suspended requiring design standards. Whether existing Girdwood-specific design standards for future residential buildings/construction should be suspended for the Holton Hills development can be considered when addressing future building permits. 4. Require the proposed homeowner’s association to “submit for review by the commission the articles of incorporation and bylaws of any such association prior to the sale of any property”. Basis for condition. Required by code. The application contains a general description only. 5. Prior to sale of any lots require the developer to relocate the Iditarod Trail at the developer’s sole expense. Basis for condition- Ensure relocation indicated on preliminary plat is accomplished before any lots are sold. 6. One of Lots 12 or 13 must be conveyed to a Girdwood housing trust or non-profit for the purposes of developing community housing for residents. Basis for condition- AO 2023-037 Sec.1(D). 7. Unless both multi-family lots are conveyed to a Girdwood housing trust or non-profit one of the following lots must be conveyed to a Girdwood housing trust or non-profit for the purposes of developing community housing for residents: a. Lots 1-11 , Block 1 b. Lots 1-19, Block 2 c. Lots 1-9, Block 3 Basis for condition- AO 2023-037 Sec.1(D). 8. Any person seeking to develop lots must submit applications for land use entitlements to the Girdwood Board of Supervisors for review prior to seeking official action by the designated decision-making body. Basis for condition- AO 2023-037 Sec. 1(C).

Submitted comments will appear below after staff approval.

Brooks Chandler

12/13/2025 12:49:28 PM

The requested relief from density requirements is a good idea if fine tuned to increase housing affordability and the opportunities for people who live and work in Girdwood to obtain housing. Conditions advancing these goals should be the “quid quo pro” for allowing existing limits on density, lot size, etc. to be waived when approving the PUD/CUP. These conditions relate to the “construction, design, and placement of buildings, landscaping, streets, roadways, walkways, drainageways, and other site design features” of the proposed development. AMC 21.07.110(G)(2). Background- Nearly twenty years ago Girdwood residents involved in adoption of the Crow Creek Neighborhood Land Use Plan foresaw housing affordability as a looming challenge. CCNLUP p. 33. What was on the horizon in 2006 is now directly in our faces. Both affordability and availability of housing (The 2025 Girdwood Comprehensive Plan identified an “immediate workforce need” for 75 new housing units. GCP p.2-47), have been exacerbated by a boom in the short term rental business. “Roughly 83 percent of the new housing built in Girdwood in 2022 and 2023 is not being used as a primary residence by people who call Girdwood their home”. GCP p.2-55. The CCNLUP described Girdwood as a “mountain resort” community and said ““Some communities have found it helpful and/or necessary to implement systems that assure a certain amount of affordable housing is available for purchase or rental”. CCNLUP p.33. The CCNLUP suggested Girdwood emulate other mountain resort communities with programs for “employee restricted” housing. CCNLUP pp.33-34. Conditioning relief from density limits by requiring a portion of the higher density development to be focused on community workforce housing is now a feature of many mountain resort communities (Aspen, Vail, Breckenridge, Telluride, Park City, Teton County/Jackson, Whitefish). Continuing “business as usual” will continue the observed and documented adverse impacts of lack of available and affordable workforce housing in Girdwood. Conditioning approval of this development to decrease this adverse impact on the Girdwood “community-at-large” is within the discretion of the Commission. 21 AMC 21.03.080(A), 21 AMC 21.03.080(D)(7). Proposed conditions. 1. Future conveyances of each of Lots 8-11 of Block 1 shall contain a twenty year restrictive covenant previously approved by the Planning and Zoning Commission that requires each dwelling unit on these lots to be used only as the principal place of residence of at least one natural person who during the entire period of their occupancy of the Property earns his or her living by working at least 30 hours per week for a business or public institution located in and serving the Girdwood Valley Service Area. Basis for condition- see above discussion. Requiring restrictive covenants on 4 lots would mitigate the adverse impact of a recognized workforce housing shortage and increase consistency with the GCP. The exact form of the covenant should be reviewed in detail by the Commission. The 20 year limit is suggested because it is not clear if this problem will persist forever. 2. The uses of Block 2, Lots 1-3 are limited to 2 family dwellings. Basis for condition- Duplexes are likely to be more affordable than single family homes. Specifying 3 lots as “duplex only” ensures developer’s stated intent for a “mixed” housing development is realized. The developer cannot control what type of house a buyer constructs. Without such a condition the development may not have any duplexes. Consistent with Girdwood Comprehensive Plan Policy H2.1. NOTE: While specific lots should be identified in the conditions whether the lots mentioned in these comments are the ones chosen is of secondary importance. And lot conditions could be combined such that the designated duplex lots double as the deed restricted properties. 3. Prohibit the homeowner’s association from requiring design standards. [Alternatively prohibit HOA design standards from applying to the multi-family lots. Basis for condition- Design standards can increase the costs of building a home. The Assembly has recently suspended application of design standards for residential construction. See, AMC 21.07.110(C)[multi-family]; 21.07.110(D)(1)[single family and two family). The Commission should not allow the developer to impose design standards when current public policy has suspended requiring design standards. Whether existing Girdwood-specific design standards for future residential buildings/construction should be suspended for the Holton Hills development can be considered when addressing future building permits. 4. Require the proposed homeowner’s association to “submit for review by the commission the articles of incorporation and bylaws of any such association prior to the sale of any property”. Basis for condition. Required by code. The application contains a general description only. 5. Prior to sale of any lots require the developer to relocate the Iditarod Trail at the developer’s sole expense. Basis for condition- Ensure relocation indicated on preliminary plat is accomplished before any lots are sold. 6. One of Lots 12 or 13 must be conveyed to a Girdwood housing trust or non-profit for the purposes of developing community housing for residents. Basis for condition- AO 2023-037 Sec.1(D). 7. Unless both multi-family lots are conveyed to a Girdwood housing trust or non-profit one of the following lots must be conveyed to a Girdwood housing trust or non-profit for the purposes of developing community housing for residents: a. Lots 1-11 , Block 1 b. Lots 1-19, Block 2 c. Lots 1-9, Block 3 Basis for condition- AO 2023-037 Sec.1(D). 8. Any person seeking to develop lots must submit applications for land use entitlements to the Girdwood Board of Supervisors for review prior to seeking official action by the designated decision-making body. Basis for condition- AO 2023-037 Sec. 1(C).

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