n academic look at Juneau's housing shortage using city planning fundamentals.
Most in Juneau want the Capitol to stay. We even get upset with Capitol drift. As we are the capitol and the population in the state is increasing, it is normal for Juneau's population to also increase. If we wish to stay the capitol we must accommodate that increase. Adding to our population problem is the fact we are now the regional center for all of Southeast Alaska and stores like Costco, Home Depot and Walmart draw many people who in times past would have gone to Seattle.
On the supply side we are pretty much out of easy to build on land having filled up the valley; and building outside the valley is much more expensive because of site preparation and often no sewer.
Cities, including Juneau, have found the proper density for growth is D-5 to 7. The reason for this is that people are satisfied with, and can afford, a lot 5,000 to 10,000 square feet.
And from the cities perspective this works as it keep homes close enough together to provide economy of scale for things like sewer, water, roads, electricity, bike paths, mail, street lights, etc.
Presently Juneau's densities are below normal for a city, with most remaining raw land being zoned D-1 to 3. These densities are not economical for homes less than $500,000 which only a small percentage of the people can afford.
We need long range planning and creative ideas, but first we must apply fundamental planning to our present housing shortage. And Juneau is probably five to ten years behind in their long range planning.
Back loop zoning: The planners previous to this last administration seemed to have understood the fundamentals of city planning as they had proposed that once the sewer was put in the back loop, the zoning would be changed to D-6. Those planners, I a sure, applied quantitative analysis before recommending those densities i.e. I am sure they did not just throw that zoning out there. But when the sewer was completed and it came time to transition the zoning to D-5/6, the planning Department stepped in and kept the zoning at D-1 and D-3 overriding the previous planners.
That decision and keeping densities below normal was a huge mistake as we can see now by our present housing crises.
Sincerely, |
