Permits, fees soon to become required

PALMER — The Mat-Su Borough has again cut mandatory fees for land use permits, but the Borough’s new permit program still angers some who live in areas where permits were not required.

The Borough Assembly voted last week to impose a low fee schedule for a program that starts March 2008. After then, any structure or addition of more than 480 square feet would need a permit, as would structural additions of at least 10 percent of the size of a structure. The Borough Planning Department compares that size structure to a two-car garage.

"We made our best estimate possible of what we thought it would take to process the permits,” Borough Manager John Duffy said about the permit fees, which range from a low of $25 and a maximum of $150. “It's not our objective to recover 100 percent of the costs.”

Fee levels were set after the Borough compared permit processing fees in similar Alaska communities and also areas in other parts of the United States, Duffy said. The Borough Planning Commission reduced the fees from preliminary projections.

Requiring residents to get land use permits will help the Borough plan for new infrastructure in a growing community, Duffy said. Presently, assessors drive around and observe to learn where new buildings pop up in unincorporated areas of the Borough.

"We'll be able to get a better idea of where development is occurring," Duffy said. "We'll do a better job of planning for our road network. We'll be able to predict where traffic is going and coming from and do a better job of comprehensive planning and economic development planning, because we'll understand trends better. We'll understand where businesses are located and what kind of infrastructure they'll need."

The permitting process will also benefit the tax assessor, who won’t have to drive or fly around to see where new buildings are rising.

People living outside the limits of incorporated areas haven’t had to pay use fees before. In fact, the entire planning process has been voluntary.

Wade Bartel of Precision Built Inc. thinks the Borough owes the public more than a fair processing fee if it is going to charge for mandatory land use permits. He thinks the Borough owes some services.

“If the Borough is going to charge a fee, they need to provide inspections as well,” Bartel said. “Most of the time we end up hiring an independent inspector.”

Bartel, a Willow resident, builds structures north of Willow and said he’s not afraid of having his work inspected. He believes the Borough planners should be involved with code compliance.

“They should also get into the quality of construction,” Bartel said.

Borough planners note that people sometimes build over utility easements or over property lines because they hadn’t checked maps or performed the proper research before building. Violations are corrected at the property owner’s expense, even if that means moving or demolishing a structure.

Many feel the mistakes of the few will cost the many, and also cost a part of the independence prized by those who choose to live outside of a municipality.

“People build on the easement. That shouldn’t be incumbent on everybody to have to pay,” said Sheree Melton who, with her husband, Rick Melton, runs a licensed and bonded business in Willow called The Carpenter’s Touch. “If I’m not smart enough to find out where the line is, that’s really my problem.”

Sheree Melton said the permit process is one more fee for the customer and one more hoop for them to jump through.

While she concedes there is a need on some levels for permitting, she doesn’t welcome the mandatory permit process the Borough is implementing.

Melton believes this will lead to more regulation, fees and permitting.

“Nobody likes that that has to happen,” she said. “There’s no end to it once it begins.”

The amendment to reduce the fees was sponsored by District 5 Borough Assemblywoman Cindy Bettine, who said the fees should start low.

"We have to remember all these people are paying property taxes and paying for planning efforts,” she says in a Borough prepared statement. “Let's start out small.”

Deputy Mayor Lynne Woods said the idea is not to create new fees or more bureaucracy, but to make sure land use rules are followed and the Borough always knows where things like new roads and schools must be planned.

Two workshops were held last month on the permit process and the Borough recently sent out a mass mailing about it, bringing in 100 phone inquiries. More open houses are planned in the spring.

The Borough plans to create a Web page so residents can fill out permits on line and to start a mobile permit station as well.

Applications can also be mailed or brought to the Borough office. Some less-complex permits might be issued over the counter in the planning office.

Contact John R. Moses at john.moses@frontiersman.com or call 352-2270.

New permit fees

New cabin: $25 to $50.

Residential addition: $50 to $100.

New construction, up to four dwelling units: $50 to $150.

Commercial buildings: $150.