ITEM TITLE:
Approval of Amendment to Temporary Land Use Permit 26-03 for Chugach Outfitters, LLC for an up to 25-acre portion of City of Valdez owned land at the Valdez Pipe Yard (USS 439) for up to 90 days from May-September 2026 with conditions.
SUBMITTED BY: Kate Huber, Community Development Director
FISCAL NOTES:
Expenditure Required: n/a
Unencumbered Balance: n/a
Funding Source: n/a
RECOMMENDATION:
Approve the amendment of Temporary Land Use Permit 26-03 for Chugach Outfitters, LLC for an up to 25-acre portion of City of Valdez owned land at the Valdez Pipe Yard (USS 439) for up to 90 days from May-September 2026 with conditions.
SUMMARY STATEMENT:
On January 28th, 2026 the Planning & Zoning Commission voted to approve a temporary land use permit for Chugach Outfitters to operate dog mushing tours at Gold Fields and on Walter Day Memorial Road.
Since that approval, Community Development Staff have been working with the applicant to meet the required conditions but have not fully executed the temporary land use permit itself. The final issues preventing issuance have been resolved, however upon touring the site last week, Mr. Fowler of Chugach Outfitters has determined that the conditions of Walter Day Memorial Road are not suitable for offering a positive guest experience for dog mushing tours. Due to the current conditions, as well as concerns raised by the commission, public, and city staff regarding potential conflicts with other users of the area and bears, Mr. Fowler has requested that the commission consider an alternative location for his summer tours.
The request before the commission is to approve an amendment of the original TLUP request which will override the previous approval. This request is for a temporary summer location for Chugach Outfitters tour operations while the applicant and city staff reevaluate the other possible locations for summer and/or winter operations.
The new proposed location at Valdez Pipe Yard has been reviewed by Community Development, PRCS, and Animal Control staff, as well as the City Manager. All agree that this is a suitable location for Chugach Outfitters to operate on a temporary basis. The Pipe Yard is not included in the established off-leash in Old Town Valdez, which is located from McKinley Street to the water, adjacent to the end of the Pipe Yard location.
The Community Development director spoke with Ken Lares, President of the Valdez Motor Sports Club to inquire whether the issuance of this TLUP would conflict with any Motor Sports Club activities in their leased area of the Pipe Yard. Mr. Lares confirmed that the club does not have any summer events planned for their leased area and is supporting this use at the Pipe Yard for the summer months.
If the Planning & Zoning Commission approves this amendment, staff will work with Mr. Fowler to narrow down the exact area of the Pipe Yard the permit will cover and the exact dates. The size and number of days proposed for this permit is meant as a maximum, while the actual permit will likely cover a much smaller area and fewer days. These specific details will be included with the final TLUP prior to issuance. The applicant is aware of the scrap metal storage at the NW corner of the Pipe Yard and will avoid that area. The fee for usage will be determined after the final area is established and pursuant to the fees established in Resolution #23-43.
The original application and narrative from Chugach Outfitters are attached, along with a general map of the Pipe Yard. The portions of the narrative that apply specifically to the Gold Fields and winter operations are not considered part of this amendment.
The commission should expect to see a separate TLUP request from Chugach Outfitters for an alternate location (or multiple seasonal alternate locations) once Mr. Fowler has time to work with staff on a more detailed second application. This request will allow him to begin operations at the Pipe Yard location while those details are worked out and brought forward to the commission for approval.
Staff recommends approval of the amendment to temporary land use permit 26-03 with the following conditions:
- Vaccine records (parvo distemper and rabies) for the dogs are required
- Applicant must meet with Animal Control Officer prior to the permit commencement to discuss animal control ordinance and required safety measures
- Dogs must have a place to get out of the weather in between sled rides
- A minimum of 2 signs must be posted at the entrance to the Pipe Yard by the applicant alerting the public that a dog sled is operating in the area on the days of operation
If approved, the applicant will be required to submit documentation of the conditions above, as well as demonstrate adequate liability insurance and participant waivers for legal review.
The Animal Control Officer has agreed to patrol in the area during the permit dates and hours of operation.
Per Valdez Municipal Code 17.12.120 (F) (2) , temporary land use permits greater than ten days in duration and not to exceed six months may be granted by the Planning and Zoning Commission. Fees for temporary land use permits of this type were established by City Council with Resolution #23-43 and will be $11.00 per day.
Pursuant to Valdez Municipal Code 17.12.120 (G) Approval Criteria, staff review of the proposed temporary use request found that all 10 approval criteria were satisfied.
Per VMC 17.12.120 (I) (5), if temporary land use permit 26-03 is approved by the Planning and Zoning Commission, the decision will be reported to City Council.