Joe Homeowner returns to speak up about zoning

A Spectrum, by Carl Gatto

Is there anyone without an opinion about growth and development in the borough and the proposed zoning ordinance?

Fortunately, Mat-Su is a community that allows for input, so we have heard from both Eddie G. and Mary P. of the Property Owners Association as well as Michelle C. and Roy, representing Friends of Mat-Su. All contribute enormously to the dialogue. Most of the rest of us are just regular homeowners wondering what's going on, so let's join up with Joe and see if we can connect. Joe? Who's Joe?

Joe Homeowner, the same guy that fretted for months over the Tax Cap in September 2000, is listening to his radio and reading the morning paper. He's becoming nervous about zoning. Joe's thinking, "One thing's for sure, some time soon we'll need somewhere for taxes to come from besides the property owners."

Joe finds himself biting his nails! His thoughts wander as he tries to sort out the issues. To clear away the distractions he folds his newspaper and turns off the radio. Joe sips his coffee and fast-forwards his mind to the future, then back to '02. Joe hopes that by the time he retires in 2012, economic development will be shouldering its fair share of the tax burden.

"Don't we homeowners need some relief?" he thinks. Joe knows that any plan for tax relief today can't take away people's rights so we'll have to grandfather in existing rules and structures, but that's only fair. Joe realizes he hasn't been paying enough attention so he decides to read more and attend a chamber meeting, his first ever. The two major players, The Property Owners and Friends of Mat-Su are well-represented and when the question of zoning surfaces, nearly all agree something needs to be done, but they insist on reasonable rules. No objection from Joe! There are only a few who prefer no rules at all. Most want to plan what our community will look like in the future.

Everyone who spoke at the chamber seemed to agree that change is inevitable. The best ideas center on setting aside space for those things that will help our community arrive in 2012 in a healthy thriving state.

Joe envisions his family living in 2012 and considers what he has heard, "Before it's too late, what if we locate and set aside land for the 10 future elementary schools we will need, as well as parcels for two middle and two high schools?"

With set-asides, Joe and his fellow homeowners in 2012 won't be buying land back they already own today. Joe knows how expensive it is to buy school parcels. He recalls the recent school board difficulties on locating new school sites. He tries to imagine purchasing school-size chunks in 2012. He continues to think, "Why not also plan for other future needs, such as locations for police, fire and EMS stations, as well as senior facilities, public parks, green belts, ball fields, recreational trails and river access?"

Could this idea take hold? Wise citizens know the anticipated 50-percent increase in Mat-Su's population will require planning neighborhoods, community buildings, sports complexes, radio towers and a city hall, not to mention wildlands, and we can't forget a new landfill. We also want to make sure farmers and farmlands don't disappear. Let's also think about industrial parks and dedicated commercial areas. Then there's the question of road and highway projections. "Wouldn't it be better to reserve the land now which will be needed to widen existing roads?" Joe thinks. "What about locations for new roads? Shouldn't they also be set aside?" That seems important since we don't want to experience a repeat of the 10-year Trunk Road fiasco.

"How about a location for a major airport just across from Eagle River to augment the now overloaded cargo facility at Anchorage?" Joe wonders.

Visionaries look at potential tax revenues from an expanded Port McKenzie and a revived Hatcher Pass. Businesses love the idea, as does the tax collector. Best of all, every bit of it would be Mat-Su land, a place where even the Alaska State Capital might want to locate.

Joe sees that 2012 now has a major tax base because Mat-Su is a growing community where large corporations have located. Their employees are finding good schools, open land, real farms with cows and hay, and room to enjoy scenery unlike anywhere else in the world. Communities that value schools as well as development are magnets for corporations. Our industrial base in 2012 is paying a good share of taxes because it includes businesses constructing modular buildings, built here and shipped directly from Port McKenzie, wood chipping and shipping facilities, a new major air crossroads for the world, a ferry terminal and maybe even the tank farm from Anchorage appropriately located on our side of the inlet. In addition, the perfect location of Port McKenzie means it can advertise a four-day shorter delivery time to reach North Slope facilities. The deep-water port also proves ideal to gas and oil developers and LNG facilities.

But that's not all! Way back in '93 computers used a mere 1 percent of U.S. electricity. By 2002, computer electricity consumption jumped to 15 percent (is there a business without several?) In our business community of 2012, use may rise to 50 percent. It's a $68 billion industry made up of server farms.

Joe smiles. Large server farms require lots of power to operate. They need natural gas to generate electricity for cooling. Cooling is something we have a lot of and North Slope gas needs a market. This industry is clean and desirable. Would they locate here? Is it just a baseball slogan or can we truly say, "If we build it, they will come?"

"What do you think?" Joe says. "The Mat-Su Borough is bigger than the state of Virginia. We can move forward into the 21st century or do nothing and watch property taxes go through the roof. It's our choice. Let's make the right one."

Carl Gatto is vice-president of the Mat-Su School Board, a member of the Mat-Su Parks and Recreation Advisory board and a member or former member of several other Valley boards. He recently became a candidate for a Mat-Su seat in the November 2002 election to the State House.