Borough produces draft SPUD for Hatcher Pass

July 9, 2006

By DARRELL L. BREESE

Frontiersman

PALMER - The potential development of a ski area in Hatcher Pass moved closer to becoming a reality as the Mat-Su Borough, with the cooperation of a citizens advisory group, prepared a draft version of a Special Use District (SPUD) plan for public comment and review.

The proposal includes a draft SPUD ordinance and a draft of the development policies and standards for the joint project between the borough and Anchorage-based developer JL Properties. Public comment will be accepted until July 28, and a special open house to discuss the plan is scheduled for 6 to 8 p.m. July 17 in the borough gym, at 50 E. Dahlia Ave. in Palmer.

The draft documents are meant to insure that the project moves forward in accordance with the Alaska Department of Natural Resources Hatcher Pass Management Plan, and in line with the community's desire to preserve the beauty of the region.

&#8220What we tried to do when developing the SPUD is make sure all concerns people have expressed throughout the process were addressed,” said Eileen Probacso, a borough planner. &#8220I believe we have done so in either the SPUD or the policy and procedures for the development. The document is rather comprehensive.”

Covering everything from site development for the commercial village and ski lodge to insuring protection of the watershed and fishery of the Little Su river, the SPUD addresses more areas than any other drafted by the borough in the past.

&#8220This is easily the most comprehensive zoning document produced in the borough's history,” borough director of community development Ron Swanson said. &#8220We started with the old Hatcher Pass management plan and brought it 20 years forward to make it current for today, while attempting to preserve things as they were then.”

Working in cooperation with the citizens advisory group - made up of representatives from neighboring community councils, members of the park and recreation board, the planning commission and other community groups - the plan represents a consensus rather than a document which was supported unanimously.

&#8220Whenever you deal with a project of this scope and involve so many different people, it is hard to reach a unanimous decision,” Swanson said. &#8220Despite some differences of opinion, compromises were reached and the group moved forward what they believed to be a workable plan.”

Hatcher Pass resident Hap Wurlitzer, who owns the Hatcher Pass Lodge, was excited to learn that a draft SPUD was available for review, and is supportive of the project.

&#8220The ski area will provide the guest of the lodge another activity to enhance their Alaska experience,” Wurlitzer said. &#8220My main concern is that the scenic nature of the drive up the mountain be preserved. If they over-build close to the road, it will spoil the beauty of the region.”

That was one of the big topics of discussion by the committee.

&#8220Preserving the 200-foot buffer along the road and the Little Su were very important,” said Kathy Wells , executive director of Friends of Mat-Su and a member of the committee. &#8220We wanted to make sure to keep the view from the road as pristine as possible. If they put anything along the road, the wilderness appeal of the road will be lost.”

Other topics the SPUD addresses are building height, site development, traffic control, lighting and noise control.

Despite agreeing to the plan, Wells said there are some areas that Friends of Mat-Su would like to see improved. Protection of the Little Su by a buffer along the banks where no development can take place is the main concern of the group.

&#8220The river is one of the best salmon fisheries in the state,” Wells said. &#8220Yet the buffer in the plan around Gold Creek is larger than that around the Little Su.”

She also said allowing three- and four-story buildings in the area is not wise, and the lack of space allocated for the commercial village's future growth would be detrimental in the long term.

Some highlights of the plan include limitations on changes to the land form of sites to protect water and visual quality, and other environmental features. It also would require that roads be designed to include adequate snow storage.

To allow for wildlife movement and to maintain the largely natural appearance, fences along a public street are not permitted and new landscaping must include plants native to the area.

The trail system must include a diversity of trail types for a variety of trail users, such as skiers, bikers, horses, dog sleds and even limited motorized vehicles.

According to the plan, the architectural style of houses and commercial development must complement the natural features or historic character of the area with parking and access designed to blend with the landscaping.

Wells was concerned that the draft plan was available for public review in the middle of summer, when most people are out camping and fishing.

&#8220Ideally, I would like to see the public review postponed until fall,” Wells said. &#8220There is no big rush to move forward with the project.”

Swanson rebutted Wells, adding there was nothing nefarious about scheduling the review in the middle of summer.

&#8220This is just when we got the project ready for review,” Swanson said. &#8220We've been working on reaching this point for a year and a half with the advisory committee. And after the public review period, the plan will have to go before the planning commission and then the assembly, where there will also be public hearings for the public to speak to their concerns.”