Single Family vs. Duplex

Published in the Anchorage Daily News 7.10.24

By Connie Yoshimura

After 28 meetings hosted by Anchorage assembly members Daniel Volland, Meg Zalatel and Anna Browley in support of their HOME initiative to bring more housing units to the MOA and after hours of public testimony, the majority of which was against it, the Anchorage Assembly in a watered down version allowing duplexes in all R1 zones, with the exception of Girdwood and Chugiak, was finally approved by a vote of 7 to  5.  As one of his last official acts,  Mayor Bronson supported the effective ‘rezone’ by not vetoing the move by the Assembly.  

So what does this mean for  more housing?  Will it produce dozens or hundreds of new housing units or maybe just a few?  And how much will these new housing units  cost and where will they be built?

If you live in a single family subdivision where the covenants, codes and restrictions (CCRs)require that all lots have only one single family home you are exempt from this rezone.  That  is if the CCRs are being enforced voluntarily by your neighbor(s) or if you have an active Homeowners Association.   Realistically, if you do not have an active HOA, a property owner would need to file a lawsuit in municipal court in order to prevent the building of duplex on the vacant lot. Most older subdivisions may have CCRS but many do not have an active association.  Its rare, although it can occur, when a neighbor sues a neighbor for enforcement. Keep in mind that CCRS are a recorded document.  A vacant lot in older subdivisions usually has been purchased by the lot owner/home owner next door who wanted some extra space around their home.  They are holding it as a passive investment where they can enjoy the open space and watch the trees grow as opposed to a municipal bond.  Now, that lot can support a duplex.  It could also support an ADU so instead of one dwelling unit, it could now support three! 

But realistically how often is that going to occur and will it create more affordable or attainable housing? The only financial benefit of building two separate units on one lot is in the shared value of the land itself.  Both buildings will require separate excavations, foundations, mechanical, plumbing, electrical, framing, et cetera.  The most effective cost savings is not to build a stand alone unit which will have its own water/sewer extensions, its own furnace and all four walls.  The most practical duplex is also known as an attached accessory dwelling unit and is the most cost effective.  It’s one excavation, one roof, one water/sewer connect, one foundation, and a one shared common wall.  That’s the traditional duplex and ADU.  A smaller subdivided lot can create zero lot homes sold separately.  Which is an economical way and most efficient way to begin to reduce the cost of housing.      

If you walk down the H street alley where  I walk my dog, Peaches,  you will discover new  duplexes, or ADUs whatever you want to call them and where the second unit is always greater than the size of the original l960 single-family home.  The real question is who can afford to build two homes on one lot?  And what lender will finance them?   Stand alone single family homes on one lot is a mini version of  a detached four  plex that was initially very controversial in the Mat-Su but has now become a very popular real estate investment.  These ranch style homes with three beds/two baths and a single car garage originally sold on infill lots for about $500,000.  Neighbors became so upset the Mat-Su changed  their regulations, forcing the builder to buy land and create its own community. These detached fourplex units are now selling for over $900,000.  Perhaps, this is another lesson from our neighbors to the north.

There are still numerous questions that need to be answered regarding this new housing  opportunity, including how these units will be financed and appraised. On larger lots will well and septic systems be shared or segregated?  Like the ADU ordinance, detached duplexes on a single family lot, is a step forward but I’m afraid it will have minimum impact on creating new housing. It will be most effective on parcels that are yet to be developed.  Unfortunately, the lack of residential land opportunities for development  is the real problem yet to be solved.