Don’t ditch multi-family housing regs

Due to an incredible response from our firefighters, we just escaped what could have been a much larger disaster. Ferocious winds, tinder-dry conditions, not a lick of snow and wildfire — in November!

Now, imagine this type of event near a large group of multi-family buildings without proper access for emergency vehicles.

Unfortunately, the scenario is all too likely given some members of the Mat-Su Borough Assembly would like to get rid of the borough’s multi-family housing ordinance.

Apparently a lot of folks in Big Lake and Willow are also concerned about changes to this ordinance. They fear the replication of “Felony Flats.” And rightfully so — it seems the majority on this assembly would just as soon have no rules governing land use, and may just as easily chuck the whole ordinance instead of updating it to ensure developments like Felony Flats are covered. (The assembly’s recent action gutting cell tower regulations provides ample justification for concern.)

The current multi-family ordinance was carefully crafted several years ago to accommodate the rapidly increasing demand for higher-density, affordable housing, due of course to the tremendous growth we have experienced in the last 20 years.

Previously, there were few borough rules governing high-density development. No language to ensure kids have a safe place to play or even walk. Nothing to help protect water quality, ensure proper drainage, or account for traffic impacts. (Remember, whether an acre has a single home or 18 families in three buildings, each family typically now has two cars. One multi-family development can change the traffic on your road quickly.)

In days past, when these things went unaddressed, the costs of fixing the resulting problems were not borne by the developer but instead handed directly to the (property) taxpayers. For instance, you and I would pick up the tab for needed local road upgrades. I don’t know about you, but I’m not a big fan of subsidizing developers’ profits.

The multi-family ordinance is not a building code — the borough does not regulate whether buildings are constructed to be structurally sound or energy efficient. It regulates land use — the things that potentially impact health and safety for all of us, like traffic and water quality and, yes, access for emergency vehicles. And multi-family projects can be placed virtually anywhere, so this ordinance is all we have to promote safe, quality development.

Here’s one more good reason to encourage safe, attractive multi-family development. The many local business owners who helped craft the borough’s Economic Development Strategic Plan said it best: “Poor quality development affects worker recruitment, business attraction, lifestyle, tourism and recreational options.” One recommendation in that plan is to “Focus on quality development to improve the appearance of the Borough’s built environment.” Imagine — quality neighborhoods might attract businesses!

I’m guessing that one problem with the current multi-family housing ordinance is that, because it was developed in response to conditions in a more complex world, it just has lots of words. And I’m sure that doesn’t sit well with folks who think we can return to the simplicity of 1950s.

Forget that all those words include many incentives for developers, giving them opportunities to build even more units (than 18 dwellings per acre) with the inclusion of amenities that make for more livable neighborhoods. Heck, it even has an incentive for “affordable housing.” I’m confident that developers who want to create quality housing developments can thrive with this ordinance.

We’re still the fastest-growing part of the state, and that growth demands reasonable land-use planning. High-density developments have much greater impacts on our shared infrastructure, our water quality and quantity, and our emergency services.

No matter where a person lives they deserve a safe and healthy neighborhood. Kids should have safe places to walk, play and ride their bikes. If a fire truck is needed the road has to be built to certain standards. History shows that most developers won’t provide these things unless local ordinances require them.

But for the incredible skill and dedication of our emergency responders the damage from these wind-driven fires could have been far worse. As our Valley grows we will continue to see a variety of housing solutions, including affordable housing in higher-density developments.

Assembly members are elected to safeguard the health and safety of current and future borough residents. Please urge your representative to strengthen the multi-family development ordinance, not weaken or completely eliminate it on the misguided notion that development has been stifled.

Mark Masteller lives in Palmer, is an assistant professor in the Renewable Energy Program at Mat-Su College and has served on the Mat-Su Borough Planning Commission.