Shadowood residents getting raw deal

August 30, 2005

Spectrum\Wendy Becker

I considered myself a fortunate woman to be able to reside in a state that is notorious for its respect for its natural beauty and its desire to preserve it, having moved 5,000 miles away from home on the east coast to this area at the beginning of the year. I was happy to be leaving far behind the ever-intensifying battles of residents vs. developers which were taking place in my suburban back yard.

I currently live on a 1-acre lot in the original very quiet R1-zoned neighborhood of Shadowood with respectful, kind neighbors - and it has been a pleasant experience so far this year, living in Wasilla. However, the very thing I moved up here for is now being threatened.

Important to note is that it is not for my own concern that I exclusively speak. I am also speaking for the other long-existing residents of the Shadowood, Wasilla Estates and Pinecrest subdivisions, as I learned from a community meeting held on Aug. 16, as well as all those additional surrounding neighborhoods who will most assuredly be affected by these major changes.

Not only are we very concerned residents here because of the potential violation of existing zoning codes that will result in overcrowding, but we are also very concerned about the poor communication process so far.

The zoning specifications clearly detailed in Municipal Land Developing Code 16.20.010 state that the city is divided into zoning districts. These districts are depicted on the official city zoning map, which can be found online at www.cityofwasilla.com/content/files/cow_zoning_map_200505.pdf. (Additional information about the Title 16 Land Development Code can be found at www.bpcnet.com/ codes/wasilla/.)

The Shadowood Valley Unit 2 phase, blk 1-6, is by far the largest portion currently platted, using very high density lot divisions in an area zoned for RR low-density standards, with discrepancies throughout even R2 areas.

This oversight has been acknowledged by those in positions of authority, although whether there will be any modifications to accommodate existing zoning ordinances is not yet known to the public and to those who will be affected.

Perhaps the most prominent problem that will result is the acute increase in traffic flow. With a minimum of 195 homes currently platted to be built on less than 60 acres, that would mean - based on the average household having at least two (and more) vehicles - a minimum of approximately 390 more cars in a very condensed area coming and going all throughout the days and nights, exiting and entering through only two areas: the Lucille Street/ Elkhorn Drive junction, Lucille opposite E. Aspen Lane, or the Lone Cub to Graybark Drive/Nelson Avenue junction.

Currently, there are no stoplights or more reliable means of traffic regulation at these points to manage that huge increase. Additionally, in exiting onto Lucille from Graybark, visibility to the left regarding upcoming traffic is poor due to the slight elevation of the road.

Of course, this acute traffic increase is going to cause intensified traffic throughout the pre-existing and formerly quiet neighborhoods of Shadowood, Wasilla Estates and Pinecrest - therefore also driving our property values down, as they will no longer be the quiet, fairly private neighborhoods they were previously known to be without the "protection" of the low density land zoning that was supposed to be enforced around us.

Please remember that these were factors once used in determining whether to purchase our homes here.

Lucille Street and Nelson Avenue will become heavily congested throughout all parts of the day, and, instinctively, residents will be forced to seek shortcuts and alternative traffic routes to get to other main roadways, such as Wasilla-Fishhook or through streets to Parks Highway off Nelson. So it is inevitable that this new traffic flow will affect outlying neighborhoods not immediately adjacent to this new development, as well.

Dramatically increased traffic flow will also cause greater risk to neighborhood children, as they walk the streets or play too closely to them, as there are no other accommodations for them. Current neighbors can also expect an increase in litter accompanying the increase of youth pedestrians and passersby.

Safety for the children at nighttime as well as for local existing residents has not been accounted for as of yet. There are no sidewalks, no street lights, no crosswalks, and there will be a greater need for stop signs and stop lights to regulate this surge of traffic and to maintain neighborhood safety.

The existing bike park at Nelson and Graybark will become overcrowded, which will offer the potential for trouble and fighting among children and teens.

Some expressed concern that even the soil on which we live and on which our neighborhood children play in and on stands the risk of becoming more contaminated with the potential of chemical impositions it might be subjected to from the 195 new homeowners. Extensive loss of trees and foliage will affect water and ground moisture run-off.

Taxes and schools? How will they be affected? Who will pay for them? Inquiring minds will want to know.

While development is generally a positive step, and is unavoidable regardless of where anyone lives, ALL aspects of the overall end result and outlying areas included, must be more closely examined, and how it affects the quality of the lives of others.

As it turns out, a surprising number of immediate area residents whose property values and lives in some way will be affected were overlooked in notifications made about these pending changes in the immediate future.

And those few who were informed were only informed a matter of weeks ago, after platting had already been planned.

Those in outlying areas who will be affected by the traffic changes have received no formal notification as of yet, although they, too, do have a right to have a voice.

Development is unavoidable. I and the other residents fully acknowledge and accept that.

But while it is important to encourage and support some growth and development, please do not forget that we pay a higher cost to live up here and why we are willing to do that.

Please let us not forget what makes this state of Alaska stand out from the rest.

Wendy Becker is a resident of the Shadowood subdivision in Wasilla.