VANDA VALLEY
Proposed 43-lot residential subdivision known as Vanda Valley, located in the North Lakes area. The hearing was continued to February 5, 2026. | CONTINUED TO FEBRUARY 5, 2026
Parcel
Yellow outline = proposed parcel boundary, drawn from borough cadastral data.
Event timeline
- hearingPlatting Board Hearing
Staff recommended Continuation to December 18, 2025.
Open source document (pp. 3-3) - hearingPlatting Board Hearing
CONTINUED TO DECEMBER 18, 2025
Open source document (pp. 4-10) - hearingPlatting Board Hearing
Scheduled for hearing on December 18, 2025
Open source document (pp. 1-8) - hearingPlatting Board Hearing
CONTINUED TO JANUARY 15, 2026
Open source document (pp. 7-9) - hearingPlatting Board Hearing
continuation to February 5, 2026
Open source document (pp. 10-12) - hearingPlatting Board HearingOpen source document (pp. 1-2)
- hearingPlatting Board Hearing
CONTINUED TO FEBRUARY 5, 2026
Open source document (pp. 1-30) - hearingPlatting Board Hearing
Continued from January 15, 2026 Platting Board meeting for February 5, 2026 hearing
Open source document (pp. 4-10) - hearingPlatting Board Hearing
February 5, 2026 Platting Board Hearing
Open source document (pp. 25-36) - hearingPlatting Board Hearing
February 5, 2026 Platting Board Hearing Packet
Open source document (pp. 41-42) - hearingPlatting Board Hearing
Revisions reviewed by DOT&PF, no objection to updated plat with required plat note
Open source document (pp. 1-2) - hearingPlatting Board Hearing
NLCC Comments for February 5th Hearing
Open source document (pp. 3-5) - hearingPlatting Board Hearing
Approved with 10 conditions and 6 findings of facts
Open source document (pp. 2-3) - hearingPlatting Board Hearing
Continued from the January 15th 2026 Platting Board meeting.
Open source document (pp. 1-30)
Exhibits (21)
Mat-Su Borough Platting Board 2026 Meeting Schedule.
Email correspondence regarding Vanda Valley Subdivision NLCC comments and pedestrian improvement recommendations.
Excerpt of code 43.20.060 regarding Dedication to Public.
Exhibit labeled 6A with no visible content or case number.
Vicinity map for the proposed Vanda Valley subdivision.
Vicinity map showing the proposed Vanda Valley subdivision location within Section 19, T18N, R01E, Seward Meridian, Alaska, with surrounding property tracts and section lines.
Aerial photo of the proposed Vanda Valley subdivision site.
Topographic map of the proposed Vanda Valley subdivision.
Aerial map of the proposed Vanda Valley subdivision site.
Useable Area Certification and Introduction to Investigation for Vanda Valley.
Geotechnical Analysis and Groundwater Investigation for Vanda Valley.
Soil inspection log for Test Hole 1 at Vanda Valley.
Soil inspection log for Test Hole 2 at Vanda Valley.
Soil inspection log for Test Hole 3 at Vanda Valley.
Soil inspection log for Test Hole 4 at Vanda Valley.
Geotechnical analysis soil inspection log and test hole location map for the Fox Trot Paradise parcel.
Test hole location exhibit map showing numbered test hole locations overlaid on a topographic map of the Vanda Valley area.
Test hole location exhibit map showing tract layout with numbered test hole markers and surrounding topography
Site plan showing existing conditions and topography for a subdivision in Wasilla, Alaska
Grading and drainage plan for the Vanda Valley subdivision showing lot layout, topography, and utility easements.
Preliminary subdivision plat for the Zumbrunnen Subdivision showing lot layout, easements, and surveyor's certificate.
Public comments (6)
- Julie DickersonNeutralNov 6, 2025
Julie Dickerson – Lives in the neighborhood. Shared concerns/asked questions.
- Katherine GardnerNeutralDec 18, 2025
From: Lisa Gray Sent: Monday, September 15, 2025 1:34 PM To: KATHERINE GARDNER; ANTONIO WEESE; JAMES ESTES Cc: Chris Curlin Subject: RE: RFC Vanda Valley (CC) Hello Katie, You can certainly make a recommendation to the developer. According to the subdivision code (Title 43) the developer is not required to provide infrastructure for safe routes to schools, appropriate lighting or walking paths. The Platting Division is asking for comments to be submitted by October 3rd. The comments will be included in the staff report to the Platting Board and developer. The Platting Technician is Chris Curlin, and I have copied him on this e-mail reply. If you wish to send a letter send it directly to Chris. Maybe the developer will consider your request. Respectfully, Lisa Gray Land Management Agent Matanuska-Susitna Borough 907-861-7848 From: KATHERINE GARDNER <Katherine.Gardner@matsuk12.us> Sent: Monday, September 15, 2025 11:02 AM To: Lisa Gray <Lisa.Gray@matsugov.us>; ANTONIO WEESE <ANTONIO.WEESE@MATSUK12.US>; JAMES ESTES <JAMES.ESTES@MATSUK12.US> Subject: RE: RFC Vanda Valley (CC) [EXTERNAL EMAIL - CAUTION: Do not open unexpected attachments or links.] Good morning Lisa, Thank you for the information. I am hoping you can assist me with the appropriate process for providing a comment regarding the proposed subdivision. The subdivisions proximity to existing school locations will mean that students who live in this proposed neighborhood will not have access to bussing services. As a result, I would like to recommend that the developer consider including infrastructure which would allow for safe routes to schools and appropriate lighting and walking paths. I can certainly provide a letter on behalf of the District or ask that the Safe Routes to Schools Committee do the same – thought I’m not sure when and or if they review these types of developments. Appreciate your insights, Thanks, Katie
- Rod Hanson (North Lakes Community Council)unknownFeb 5, 2026
From: Rod Hanson <rod@nlakes.cc> Sent: Thursday, February 5, 2026 9:13 AM To: Kayla Smith <kayla.smith@matsugov.us>; Chris Curlin <chris.curlin@matsugov.us> Subject: Fwd: Platting Board Authority - Dedication of Pedestrian Improvements [EXTERNAL EMAIL - CAUTION: Do not open unexpected attachments or links.] Good morning Kayla and Chris, My name is Rod Hanson, President of the North Lakes Community Council. We have been engaged with our membership regarding the proposed Vanda Valley subdivision and have submitted formal letters to both of the Platting Officer's RFPs. We held another meeting of our NLCC membership last Thursday and talked about the upcoming public hearing. New information came to light regarding the authority of the Platting Board to require pedestrian improvements because the development is next to a school (actually 2 schools). I have a question in to Mr. Strawn and Mr. Wagner, they may not have time to respond before today's hearing. I intend to testify, but I will need to call in from home. I'm fighting a cold and unable to join the meeting in person. Can you provide a copy of this email to Platting Board Members and Staff please? I will reference it in my testimony. Thank you, Rod 907-841-8735 --------- Forwarded message --------- From: Rod Hanson <rod@nlakes.cc> Date: Thu, Feb 5, 2026 at 8:53 AM Subject: Platting Board Authority - Dedication of Pedestrian Improvements To: Alex Strawn <Alex.Strawn@matsugov.us>, Fred Wagner <Frederic.Wagner@matsugov.us> Cc: Dmitri Fonov <Fonov@matsugov.us>, Maxwell Sumner <maxwell.sumner@matsugov.us>, Michael Bowles <Michael.Bowles@matsugov.us>, KATHERINE GARDNER <Katherine.Gardner@matsuk12.us> Mr. Strawn and Mr. Wagner; I have been under the impression that there were no code provisions to drive a requirement for pedestrian features in a subdivision development next to a school. This was brought up again at a very recent NLCC membership meeting. The context was a discussion about the proposed Vanda Valley subdivision. In attendance at the meeting were Assembly members Fonov, Sumner, and Bowles. Mr. Sumner pointed out to Title 43, and specifically 43.20.060 Dedication to Public as a section of code that does indeed give the Platting Board the authority to require such an improvement, reference 43-20-060.(E).2 below ... highlights added. I would like to assure that the Platting Board as a whole is well aware of this code provision as they consider the Vanda Valley plat later this afternoon. The local community has strongly encouraged this approach (reference both letters from the NLCC on this proposed development). The School District has also weighed in requesting such a requirement. Note that in the staff report, the School District Assistant Superintendent, Katherine Gardner's, email on this subject is presented with simply her name, and not her role as Assistant Superintendent. I make sure the Platting Board knows this is a MSBSD position, not just an individual member of the public. Are we interpreting this code correctly? Please let me know as it could shape our testimony at the upcoming public hearing. Thank you, Rod Hanson North Lakes Community Council 907-841-8735
- Rod HansonunknownFeb 5, 2026
Rod Hanson
- Wendy PalinOppose
From: Wendy Palin <wendypalin@gmail.com> Sent: Thursday, November 6, 2025 11:19 AM To: Platting; WENDY PALIN Subject: Vanda Valley [EXTERNAL EMAIL - CAUTION: Do not open unexpected attachments or links.] Subject: Opposition to Proposed KOV LLC Subdivision Development Good afternoon, members of the Planning Board, My name is Wendy Palin, and I am a homeowner at 4216 E. Kilo Drive, a property directly adjacent to the recently sold parcel now owned by KOV LLC. Unfortunately, I am unable to attend today's meeting due to work commitments. I would like to respectfully note that holding a public meeting of this importance during standard working hours significantly limits the ability of many community members to attend and provide input. This raises concerns about transparency and the genuine opportunity for homeowners to participate in the planning process. I have been a homeowner in this neighborhood since 2012, and over the years, our community has experienced periodic water issues. The proposal to develop one-acre lots reliant on well water raises legitimate concerns about the long-term sustainability of water resources for both new and existing residents. Additionally, the proposed development will have a major environmental impact. The 50-acre parcel in question serves as a vital habitat for local wildlife. Since moving into my home, I have personally observed a female moose giving birth to twins on that land, and many moose frequently bed down and move through this area. In addition to moose, there are fox dens and other wildlife species that depend on this habitat for survival. Displacing these animals in the name of "progress" is deeply troubling and inconsistent with Alaska's longstanding respect for the environment and its wildlife. It is also concerning that large-scale developments continue to replace natural habitats when numerous nearby neighborhoods remain underutilized or partially developed. This pattern of unnecessary expansion risks damaging the local ecosystem and diminishing the character of our community without addressing existing housing needs in a sustainable way. For these reasons, I strongly urge the Planning Board to reconsider approving this subdivision as proposed. A more responsible and community-minded approach would be to preserve this area as a natural wildlife refuge or open space, protecting both the environment and the quality of life for current residents. Thank you for your time and for considering the serious concerns of the homeowners most directly impacted by this decision. Respectfully, Wendy Palin Homeowner, 4216 E. Kilo Drive
- Katherine Gardnerunknown
From: KATHERINE GARDNER <Katherine.Gardner@matsuk12.us> Sent: Monday, September 15, 2025 11:02 AM To: Lisa Gray <Lisa.Gray@matsugov.us>; ANTONIO WEESE <ANTONIO.WEESE@MATSUK12.US>; JAMES ESTES <JAMES.ESTES@MATSUK12.US> Subject: RE: RFC Vanda Valley (CC) [EXTERNAL EMAIL - CAUTION: Do not open unexpected attachments or links.] Good morning Lisa, Thank you for the information. I am hoping you can assist me with the appropriate process for providing a comment regarding the proposed subdivision. The subdivisions proximity to existing school locations will mean that students who live in this proposed neighborhood will not have access to bussing services. As a result, I would like to recommend that the developer consider including infrastructure which would allow for safe routes to schools and appropriate lighting and walking paths. I can certainly provide a letter on behalf of the District or ask that the Safe Routes to Schools Committee do the same – thought I'm not sure when and or if they review these types of developments. Appreciate your insights, Thanks, Katie