Looming ‘Holtan Hills’ Construction Falls on Community Long Opposed

By Soren Wuerth

TNews Editor

A developer's news Monday that excavation for a major subdivision in Girdwood is imminent follows years of sweeping local opposition to the "Holtan Hills" project.

Speaking in multiple town hall, local board, and Anchorage Assembly meetings, in comments on social media, and through written testimony, hundreds of residents have expressed dismay at a plan conceived by developers and politicians outside community engagement.

On Wednesday, two local residents responded via text messages to news of impending construction. Both served on a board—Holtan Hills Housing Advisory Committee—formed years ago to investigate, evaluate, and make recommendations on the controversial proposal.

"As a 26-year resident, homeowner, small business owner, and parent, I stood shoulder to shoulder with Girdwoodians in a request to carve out some of the development proposal so that it could represent the greater desires of our community," said Emma Kramer, who served as the committee's co-chair.

"We offered a multitude of options to help keep its community character—from (short-term rental) restrictions, to deed restrictions, to requirements for a percentage of affordable housing, to zoning for both residential and commercial, to including affordable apartments. Time and time again, our committee was shut down. Ironically, the idea for the committee came from (the Heritage Land Bank, a municipal agency) and the Anchorage Assembly, and yet it offered no more power than a recommendation."

Kramer said she was inspired by a "grassroots movement of Girdwood folks that was overwhelmingly positive and unified," yet discouraged by what she saw as a corrupt process in which the committee's recommendations were ignored by municipal officials.

Brooke Lavender, who also served on the HHHAC and who has rented in the valley for years, wrote, "Holtan Hills does not reflect what many renters in Girdwood need. The lack of guaranteed affordability, workforce housing, and the lack of protections against seasonal or speculative ownership makes it feel like this development was never truly meant for people like me."

"The HHHAC's conclusion still resonates: this project, as designed, does not address Girdwood’s real housing challenges. That message is even more urgent now," Lavender said.

Earlier this week, residents were warned that "no trespassing" and "private property" signs will be posted at the gated entrance to an access path and Middle Iditarod Trail near the school.

The wild, forested municipal land was deemed public until it was sold, in a private-government partnership, to developer Connie Yoshimura after the Assembly, in January of last year, reversed an earlier decision to "indefinitely postpone" action on Holtan Hills.

Monday, Yoshimura's presentation did not include a map of planned activity, and she provided few details. Supervisors expressed immediate concern that popular trails would be closed and the 75-day construction window could complicate school access when students return August 14.

The municipality's Heritage Land Bank responded later to questions via email, saying there is currently no "defined schedule for construction," but "when it is received it will be communicated with (the Anchorage School District)," and, should "impacts arise," the agency will "work with ASD."

Yoshimura said in an email her company is "committed to engaging the community." She said Monday, during the GBOS meeting, "we support trails and we support trees."

Lavender said the recent news reflects a pattern in which the community has been learning about project details "after the fact."

"We’ve seen this before, like with the surprise announcement of the homeless camp in South Anchorage," she said in a text message. "Once again, the community is left reacting instead of participating. This type of pattern erodes trust."

"A strong public process should invite input, foster transparency, and prioritize early, open dialogue. We deserve a seat at the table before decisions are finalized, not after," Lavender said.

Kramer said a different community project, the construction of a new childcare center underway near the Alyeska Hotel, serves as a template for inclusive public process.

"Little Bears Playhouse (a preschool) is an example of what Girdwood can do when we come together for a common purpose," Kramer said. "I don’t wish the worst for this development. I hope somehow what we see built becomes accessible to a wide percentage of the population. I would be happily surprised if this were true."

In reply to a question about the role of local government, HLB's public involvement coordinator, Kenny Friendly, wrote that "public and government input plays an important role in this development. From the initial planning stages through to implementation. We have made concerted efforts to ensure their input is considered. The next opportunity for public and local government input will be before the actual Holtan Hills development during community meetings and public hearings."

Besides public involvement, Girdwood residents have long prized natural open space as a community priority, a vision reflected in testimony before recent, controversial Assembly action on the community's area plan.

"One could generalize to suggest Girdwoodians are only sad about losing their trees and trails. It is entirely possible to be sad about losing such things and yet still be grateful for community progress," Kramer said. "In my opinion, Holtan Hills is not community progress. It’s the profit-driven private agenda of developers given the green light to build what we don’t need, nor can support, in a challenging and rugged environment in an unsustainable way."

Lavender said she is less concerned about rental opportunities than impacts to forested wetlands and historic trails near Girdwood's school.

"These lands hold ecological and cultural significance and deserve to be cared for in ways that create longevity for the ecosystem that already exists there," said Lavender.

"...Wetlands play a critical role in regulating water, supporting wildlife, and protecting against flooding. Past municipal studies flagged this area for potential conservation, yet clearing has already begun without meaningful public process, visible mitigation, or transparency around permits," wrote Lavender.

"This is about more than development. It’s about the responsibility we share to steward the land thoughtfully, and to ensure decisions reflect both science and community values," she said.

Meanwhile, HLB does not yet have information on a plan for fencing off areas, potentially closing off trail access. As of Monday's announcement, the "owner" has not filed a Stormwater Pollution Prevention Plan nor notice of intent to begin work, according to HLB spokesperson Friendly.

He reiterated Yoshimura's warning about public access to lands during construction.

"Local law enforcement will handle trespass violations if notified," Friendly said.