Paradise lost?

May 12, 2006

By DAWN DE BUSK

Frontiersman

WASILLA - Mike Betts' father homesteaded Paradise Lake in 1946, and Betts still resides next to the 22-square-acre, spring-fed lake in the home he built in 1979.

He said he anticipates seeing again the beauty of the lake once the ice melts, the trees bud, the nesting birds return and the water takes on its blue hue.

But Betts is worried about the future of Paradise Lake, in addition to the area's water supply, if a plan goes through to subdivide 40 acres into 33 lots with homes and new wells.

&#8220The neighbors behind that 40 acres (in Memory Lakes Estates) are having wells go

dry, and dealing with those issues. This lake is spring fed to a certain degree. The inlet to the lake is right on the proposed subdivision frontage,” Betts said.

On May 4, the Mat-Su Borough platting board voted 3-3 to reject a move to reconsider the Paradise Park plat proposal, which meant the final go-ahead for subdivision construction fell on the shoulders of Mat-Su Borough Planning Director Murph O'Brien.

On Monday, developers David Green of eastern Washington and Valley contractor Kurt Lepping warned the borough via e-mail that if a rehearing were scheduled, they would build site condominiums instead of the proposed 33 lots on the land just northwest of Paradise Lake.

The borough doesn't review site condos, which are allowed under Alaska State Statute Title 34, according to Mat-Su Borough Platting Officer Paul Hulbert. The developers would hire an attorney to draw up the condo association document, and depending on the extent of the plan, a condo plat might be filed with it, Hulbert said.

&#8220We hear rumbling of reconsiderations and, or, appeals,” the e-mail from Lepping and Greeno said. &#8220We have all intentions of building our subdivision ASAP! Time is of the essence for us so we can be built out this building season and start selling lots.

&#8220We have no problems with going through the motions of normal procedures, but any delays in us being able to proceed with getting under way will force us to change directions and go with the site-condo option.”

On Tuesday, O'Brien filed to appeal the board's decision, and the Paradise Park proposal will go before the Board of Adjustments and Appeals as soon as it can be scheduled, he said.

O'Brien cited the developer's late submittal of the drainage plan, which he said didn't give members sufficient time for review.

There also was the issue of using a pedestrian easement instead of a road to break up the block length, he said.

The borough platting board does not make decisions based on preserving the natural environment or protecting individual wells. The board only can follow state and borough codes on subdividing lands, leaving easements and public rights of ways, he said.

Betts accepts that continued private-residence development will occur in the Valley, even in his own back yard. He said he's not against building more homes, but he'd like the borough to put in place some codes to protect water levels for current and future homeowners.

&#8220It's not just tree hugger versus bulldozer operator anymore. The very people who build these subdivisions make money making something someone wants to live in, not just a gravel pit,” Betts said.

About 10 homes encircle Paradise Lake, Betts said, and some of those residents have been concerned that, with unchecked development, the aquifers that supply their water will run low or dry up. He said Paradise Lake itself could be jeopardized if the developers were to dredge the lake to create access for prospective buyers - something Betts has heard mentioned.

Israel Nelson, whose water rights came with the deed to his home, serves as president of Memory Lakes Estates Homeowners Association.

&#8220Many people have experienced a drying up of wells. I bought my property in 2003, and it already has a second well. The first was 80 feet deep. My major concern is that our water might be compromised,” Nelson said. &#8220I would urge that the properties in Paradise Park be larger like 2 acres or 5 acres.”

Deanne Short, a Memory Lakes Estates resident, has been hauling water for four weeks.

On April 14, Pioneer Pacific drilled a 210-foot well on the single-family residence next to her property, she said. On April 15, Short's water turned dirt-black - forcing her to run through multiple filters as well as showering and doing laundry at a friend's house.

Roy Ireland, a hydrologist with the Alaska Department of Natural Resources, Division of Mining, Land and Water, wrote a letter to the borough, recommending that wells in the Paradise and Memory lakes area be drilled 160 feet or more.

&#8220Well owners are justified in being concerned about additional development upgradient (to the northeast). The project developer should be made aware that water conflicts may arise and that deeper wells are recommended,” Ireland wrote in the March 28 correspondence.

Ireland explained that his analysis was based on well logs for areas that have been developed already. He admitted the information was partial, because not all drilling companies are forthcoming with information, and there isn't much history of development in the Paradise Lake area.

&#8220Alteration to the shoreline and/or bed of the lake could cause unexpected changes to the lake, especially if the lake is perched.

Loss of water could become an issue if any confining layer of the lake bed is breached,” Ireland wrote.

A perched lake, which is common, is when the body of water sits above the confined layers of clay and sand that prevent underground aquifers from moving up or down, according to DNR's Chief Water Resources Gary Prokosch.

Betts and his neighbor Linda Fische, who lives on an 8-acre parcel with her property line next to the proposed Paradise Park parcel, have suggested the developer offer new residents access to the lake without destroying the wetlands.

They suggested creating a gravel walkway to the lake, in addition to a raised platform over the wetlands and a dock for bird-watching, sunset viewing, swimming or canoeing.

&#8220It would be a boardwalk like Potter's March - a beautiful focal point. It would channel people to the lake versus people dragging coolers over the marsh to find a camp spot. We have been lucky to enjoy a low-key place to loop the canoe around. I want my new neighbors to be able to do the same,” Betts said.

&#8220A little lake outside homes is a lot more sellable than a dried-up mud hole.”

Contact Dawn De Busk at 352-2252, or dawn.debusk@ frontiersman.com.