Borough grapples with emerging 4-plex developments

PALMER — A new type of multi-family development gaining in popularity throughout the Mat-Su is causing concerns about traffic, emergency services access and potential septic system failure. According to Patty Sullivan, borough public affairs director, detached four-plex construction didn’t trigger any review through land development permits by borough officials prior to the start of construction, but is now under scrutiny.

Borough assembly and a small group of borough department heads recently met to discuss some of the issues and concerns of the concept which allows placing four small homes on lots as small as an acre. Increasing development of the units and reports of septic system failures prompted the assembly to bring the topic to the fore.

“It’s the sweet spot for a developer,” said Alex Strawn, Borough Development Services Manager.

Strawn told the Assembly that current borough code allows such construction to sneak in under the radar. He said the detached four-plexes had too few units to trigger a multi-family development permit, which addresses standards such as drainage and landscaping, density, emergency access. Strawn told the assembly such units are separated enough space from one another they don’t require fire code review. Strawn said septic systems are approved by the state.

Strawn began the session stating the topic has become a hot one and is creating a lot of buzz concerning impact on area traffic, access to emergency services and issues related to shared wells and/or septic systems.

“I don’t know if we have a solution…or if there’s a need for a solution,” Strawn told the assembly.

Strawn said the idea of constructing multiple residential dwellings on small parcels goes back to 1976. At that time, developers of Windsong subdivision on Knik River Road set up 253 quarter-acre lots. He said the lots were not large enough for a separate well and septic. Strawn explained the development had a couple of community wells with one percent of land set aside as a community septic system.

Strawn said the subdivision fell apart because it became very expensive to operate shared septic. He said the owner eventually walked away and as a result, the borough now owns about half of the parcels due to foreclosure. In June 1995, the borough set aside the parcels for public use partly because the lands were not conducive to creating adequate drain fields.

The assembly touched on Vince Estates, off Knik-Goose Bay Road, and a similar, high-density development near Turner’s Corner near Hatcher Pass. The Vince Estates complex consists of 84 units, with four to an acre, each with its own septic tank, all sharing a single well.

Byler Contracting built the Vince Estates complex and Mae Sprague, owner of Mat-Su Realty and Appraisal, attended the meeting to answer any concerns. Sprague’s company is listed as a seller of the quad units. She told the assembly 90 percent of the time, each build has its own septic system. She said the only time that isn’t followed is if soil condition doesn’t allow it.

Assembly Member Barbara Doty expressed concerns over a perceived “public health problem” for a different 4-plex development due to the septic design, which she predicts will fail. She said the topic under scrutiny is a pertinent one as the Valley’s growth continues as does the shortage of affordable rentals.

Borough Planning Director Eileen Probasco shared non-health related concerns over shared septic systems. She said designated easements in legal land descriptions have created their own difficulties. Probasco said some people have tried to remove the easements from land descriptions because of difficulties in qualifying for loans or selling their land.

Probasco said the latest records show the Mat-Su Borough has 614 multi-family parcels. Of that, she said, 140 are listed as detached multi-family on an average lot size 1.55 acres. Probasco said several years ago, the assembly decided lucrative, affordable housing was needed which was the springboard for the current four-plex units.

Toward the end of the approximate one-hour discussion, the assembly opted to explore the issue and invite Valley builders and contractors into the conversation.

Sullivan said the Assembly directed staff to bring back changes to the multi-family code to prevent such concerns for future development. The research and public involvement effort, including developers, may take six to eight months.

Contact reporter Chris Ford at 352-2270 or chris.ford@frontiersman.com