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8OVERVIEW OF THE COMMERCIAL AREAS

MASTER PLAN

The primary impetus for the CommercialAreas Master Plan has been thecommunity’s desire to establish a towncenter and strengthen theretail/commercial sector of Girdwood’seconomy. Acknowledged problems in thecommercial areas include thefragmentation of retail activity amongmultiple disconnected nodes, the lack ofyear-round commercial vitality in anynode, and the disincentives to furthercommercial growth in the designated coreof the community. The purpose of theMaster Plan is twofold: (1) to identifypublic sector capital improvements thatare needed to stimulate commercialactivity, and (2) to provide guidelines andrealistic incentives for future commercialdevelopment so that it is compatible withthe aspirations and character of theGirdwood community.

UNDERLYING PRINCIPLES

The Commercial Areas Master Plan isbased on these core concepts:

Pedestrian and Transit Connections

A walkable community. In concert with theTransportation Master Plan, this planattempts to define more clearly the zonesof pedestrian movement and activity andto suggests ways to separate them fromvehicular areas. In the New Townsite,specific recommendations are made for anall-weather, year-round network ofpedestrian connections, as well as saferways to link the north and south sides ofthe highway. Pedestrian connectionsinclude connections to existing or futuretrails, i.e. a connecting walkway to the

Iditarod Trail along Glacier Creek from thenorth and south sides of the highway, andimprovement of the short-cut connectingtrail from Lindblad Street to Crow CreekRoad.

A central commercial area where cars aresubordinate to pedestrians. The plansuggests ways to reduce the negativeeffects of vehicular traffic, includingmultiple transportation options to reducethe number of car trips, traffic-calming ofthe highway that bisects the NewTownsite, more alternative linkagesbetween commercial areas, and moreconvenient and efficient parking.

Mixed Uses and CommercialGrowth

Locations for future commercial growth.Within an established framework ofconnections and public amenities, the planlocates future development pods that canevolve over time as the need for morespace is demonstrated. Areas identifiedfor new commercial development wouldconcentrate a mix of commercial, civic andresidential uses and would be wellconnected to existing destinations. In theNew Townsite, Hightower is proposed asthe focus of “main street” activity and newdevelopment both north and south ofAlyeska Highway.

Incentives for commercial development.The plan recognizes the different roles ofeach commercial area and the need toachieve a “critical mass” of people andactivities to support them. In response, itproposes more appropriate developmentstandards for small lots, a northward shiftof the commercial development parcel in

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the Squirrel Cage area so that it is closerto the existing New Townsite, more publicinvestment in pedestrian amenities andpublic spaces, and improvements in roadsand parking. It also identifiesimprovements that the private sector couldmake to improve the intensity of activity atthe resort base areas and on otherprivately owned properties in commercialareas.

Improvements in the quality of commercialspace. The plan endorses new Title 22design guidelines for storefronts, signage,lighting, and public spaces. It alsomandates a closer relationship betweenbuildings and the street frontage throughthe use of more uniform setbacks, arcadesand on-street parking.

Inclusive housing and mixed uses. Theplan supports the concept of integratingresidential units with commercial uses sothat year-round occupancy can supportthe commercial enterprises. Likewise,providing space for civic and recreationaluses within commercial nodes is animportant strategy to increase the level ofactivity in town centers withoutoverloading a small community withcommercial development. The planidentifies possible sites for uses ofparticular interest to the local community(like a grocery store and recreationalfacilities).

Places for people to congregate. The planidentifies Town Square Park, Forest FairPark, and the day lodge at the old resortbase as places where improvements couldprovide flexible public spaces for a varietyof planned and spontaneous events.

The natural environment. The plan hasrespected the community’s desire tomaintain the natural environment as theprimary character-giving element in thecommercial areas. Accordingly, strategiesare proposed to improve the parks, openspace, and trail connections and to keepthe entry to town architecturallyunderstated.

CHAPTER 8 – OVERVIEW OF THE COMMERCIAL AREAS MASTER PLAN

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Aerial Photograph of theNew Girdwood Townsite