HomeMy WebLinkAboutGIRDWOOD FIRST ADDITION No Applicable Legal #r
DATE:
TO:
FROM:
SUBJECT:
/ unicipality of Anchorage
MEMORANDUM
April 27, 1977
Mayor Sullivan
Dan Wilkerson, Physical Planning Manager
MUNIcIPALiTY OF ANCHORAGE
DEPT. OF HEALTH &
[;:NVIRoN,',IEN TAL PROTE. CTION
.RECEIVED
Possible Development of Girdwood Townsite fl
This area has an interesting but difficult history dating back to the original
platting of tile area by the State of Alaska. It is between Glacier and
California Creeks, west of the Alyeska Highway (see atto,ghed). Shortly
after tile area was originally platted, on-site sewer reg%l, ations were adopted
by the former Borough and the Floodplain was defined by tl{~e Corps of
Engineers. In view of these considerations, tile area was effectively
precluded from development.
DESCRIPTION AND DEVEI.OPMENT RESTRICTIONS:
Tills subdivision, locally kno~-a as "squirrel cage subdivision", is now the
property of tile Municipality of Anchorage. It was selected from state ]ands
by the former Greater Ancho*'age A~ea Borough after the .state ~a~ ua;lb]c- Lo
sell tile subdivided lots becaose of legal and other site restricttous. Even
so, three lots were sold and remain in private bands. The remainder of the
Ffrst Addition to Girdwood Tovalsite became Municipal Trust land and the
Trust Fund Council attempted to negotiate acquisition of tile lots previously
auctioned by the State.
Natural constraints of the land have been the principal deterrents to develop-
ment. Foremost among these is the combined flood plains of (:lacier Creek and
California Creek which bound the subdivision for its entire length on tile east
and west. As can be seen in tile Corps of Engineers map (Floodplain Infm~a-
tion,__Glac?r Creek~ Au}l~sti 196~), the subject area lies entirely wi*bin
the floodplain as defined by the Corps of Engineers study. Note also pages
11 and 12 of the final draft of the August 1976 Flood Insurance Studz.
Soils In tile area pose another constraint to development. There is a pre-
dominance of glacial silt inter-mixed with small ams*mis of gravel throughout
the entire subdivision area. Also the water table is within a few feet o~ the
ground surface. These factors combine to produce high instability for
structural foundations as well as utility lines. Evidence of tills was common
tn the form of large cracks in the soil ~ntle through the area followlug tile
1964 earthquake. These were still evident several years later. Anotber evi-
dence of unstable soils was the large number o~ cottonwood trees that were
wtndfallen soon after the present subdivision road was constructed, Tile lower
end of the subdivision is now i~ersed under the waters of beaver dams. It
1~ likely that the easterly portions of the subdivlalom and the access road
could be under water on a seasonal basis, Jeopardlzln~ development of that
area and access to tile remainder of the subdivision.
CURRENT DEVEI.OPMEN'r STATUS:
The Municipal Trust Fund Council has held a position ~i leasing rather than
Possible Development of Glrdwood Yo~msite ~1
April 22, 1.977
Page 2
auctioning off Municipal Trust Land. The area now has a sewer trunk
running through the subdivision on Cottonwood Drive, creating' a develop-
ment potential for the westerly end of the subdivision. Presumably thc
land could be leased and recreational chalets built on pilings withio
the westerly portion of the subdivision (in the floodway fringe), l{owever,
were such leasing, to occur, public water would also have to be provided
and the .~;unicipality would have to reconstruct the easterly half of the
road to a level above the defined floodway. Othemeise a new access road
would be required coming in off the Alyeska Highway to tile westerly csd
of the present subdivisiou. Additionally were development to be considered
a replatting would be necessary to make effective ose of the land, recognizing
the floodway limits.
RECO)~IENDAT I ON S:
The Corps of Engineers in their latest assessment, tile 1976 Flood Insurance
Study, still flags this area as hazardous for development. Even thomh
public sewer is now available, any encouragement of developmeut in thi~;
area should he done with caution. The Corps has defined procedures
addressing constructiou within a floodway or floodway fringe. Any
development would therefore have to be circomspect in odhering to those
of the Municipality. The lmnd Trust Fund would have to finasce the impruve-
I have discussed this matter with Bud Dowling, Jim Swing, Rolf Strickland
and Chuck Ralner. I received mixed reviews from these conversations,
further indicating that we proceed with caution.
Dan Wllkerson, Physical Planning Mauager
ATTACIt:
,abbot Cleel,, l~.ll a dlau~age area of almost 1,~ square nn
iLs headwaters just north of Suicide Peak in ~he Ci~gqach l.,ountains,
From here, the stream flows north'..:est and then ~.~st for a tetal
distance of ll.5 miles to its confluence with lurna~ain Ar[~, 9
n~iles south of Anchorage. Elevations in the drainage basin range
from sea level to ever 5,000 feet. The gradient of the stream,
except for tl~e reach bet~.'een the old and new Se~,.'~rd High~ays, ~s
steep, falling over 3,0~0 feet in the ]en~th of tire strea~. The
average slo~.,e of the streambed in the study arc-~ is al~out 2C'[) feet
per mi 1 e.
~?,_c_i_~)_'__C]_~_.(~,_. heads at ae~l,.c~e~- ' ' on n~-~ ....... ~'..q'.m.'.a]r,, ~..'hich is over
6, OOO .........
e~. in elevation.,
rug_qed terrain, the creek flo;.,'s south until it en'..(:rs G~)o,.,>o:[ Vallnv
where it then flows sout):,.,'est. As Glacier Creek flov, s t)'-ou.~h ti~e
relatively narro',.,, valley, other strea~as enter fro:r, the surretm, din~
rough terrain. Crow C)-eek flows in from the west, ~.~inner Creek is
next coming i~l from the east., then California Creek from the west,
Virginia Creek from the east, fol]o~.'ed by nu~::erous sn~aller creeks
that are nor~:~ally insignificant but can heco::~e raging torrents during
a heavy rain. lhe area of the entire drainage basin is 62 square m~lc, s.
Girdwood, located in tile Glacier- £reek Valley aI~Proxirrately 30 miles
southeast of Anchorage on Turnagain Am, was originally located on
tile lol.,~r end of Glacier' Creek between the Seard Itighway and tile
Alaska Railroad. The village was nar. ted f~r James E. Gh'dwood, a
miner I~ho came to the area i.n 1896. A gold mining camp was establiShL, d
ll
Tom ~t~f~r