Matanuska-Susitna Borough, AK Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Max bonus
- Additional 30% over base PUD density
- Base density cap
- Twice local-area residential density (§ 17.36.130)
- Approval body
- Planning Commission, site plan review
- Excluded areas
- Not usable within Palmer or Wasilla
- Minimum PUD size
- Two acres (§ 17.36.150)
- Violation penalty
- Up to $500 fine or 30 days jail
Summary
Residential Planned Unit Developments in the Matanuska-Susitna Borough, outside the cities of Palmer and Wasilla, can add up to 30 percent more dwelling units per acre than the base PUD density under MSB § 17.36.140, if the planning commission finds the project earns bonus points for amenities like traffic-neutral circulation, crime prevention design, day care, or energy efficiency.
Bonus densities are intended to provide the incentive to encourage additional amenities or preserve valuable natural or cultural features; ... The maximum bonus density allowed shall be limited to an additional 30 percent over the density allowed by this ordinance. ... Ten one-hundredths unit per acre bonus if the circulation plan is such that the traffic generated by the project will put no substantial additional load on the surrounding local access street system.
Full Breakdown
MSB § 17.36.130 caps a residential PUD's base density at twice the density of developed residential lots within a one-mile radius (the 'local area' defined in MSB § 17.36.040), but lets an applicant push past that ceiling by earning bonus density under MSB § 17.36.140. The planning commission awards bonus points during PUD site plan review and hearing, and MSB § 17.36.140(A)(3) caps the total bonus at an additional 30 percent over the ordinance's allowed density.
The public service and facility bonus conditions in MSB § 17.36.140(B) are itemized in hundredths of a unit per acre: 0.10 for a circulation plan that adds no substantial load to the surrounding local street system, 0.05 for a crime prevention plan with locks, lighting, and window and door alarms, 0.10 for locating within a school district's preferred enrollment growth area, 0.05 for a mix of housing types, 0.10 for on-site day care sufficient for the project's demand, 0.05 for energy-efficient construction using southern orientation and higher insulation, 0.05 for retaining natural ground cover, 0.05 for natural on-site drainage retention, 0.05 for parking areas kept to 10-20 spaces and landscaped or placed under buildings, 0.05 for a separated bicycle or pedestrian system, and 0.05 for handicap-access provisions.
This bonus only reaches PUDs approved under Chapter 17.36, which MSB § 17.36.030(C) bars from use for subdivision or development of land within the cities of Palmer or Wasilla; every PUD, minimum two acres under MSB § 17.36.150, still needs legal and physical public road access under MSB § 17.36.160.
Violations & Fines
Failing to build a PUD within its approved plan, or exceeding an awarded bonus without amending the approved density, is enforceable under MSB § 17.36.340. The borough manager can post an enforcement order halting the noncompliant use, and violating that order is a separate offense. Criminal and civil penalties top out at a $500 fine, up to 30 days imprisonment for a criminal conviction, plus costs of prosecution, with each day of continuing violation counted separately. Appeals from planning commission PUD decisions run through MSB Chapter 15.39, per MSB § 17.36.350.
Frequently Asked Questions
How much extra density can a Mat-Su Borough PUD earn?
Does the PUD density bonus apply inside Wasilla or Palmer?
What happens if a PUD is built beyond its approved density?
Sources & Official References
Other rules in Matanuska-Susitna Borough
Compare Matanuska-Susitna Borough to another location·View the Alaska zoning overlays & bonuses overview
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