​​​Economic Impact Analysis
Title 21 Rewrite

Current News!
 Posted 9/9/08
 The Planning Department released the Economic Impact Analysis (EIA) Executive Summary and Addendum, prepared with Development Strategies, Inc., as the remaining components of the draft report. The Executive Summary provides the key findings of the overall EIA report, including the main chapters and the new Addendum. The Addendum completes the EIA report by measuring the impacts of the proposed land use regulations on land development potential, in terms of maximum building capacity (measured in gross floor area).

See "Citizen Participation" below for the scheduled continuation of the public hearing before the Plannning & Zoning Commission on the draft EIA and how to submit written comments.

description icon   Description
The proposed rewrite of Title 21 land use regulations has raised questions about potential economic impacts to property owners and real estate developers who would be subject to changes imposed by the new code.  The Municipality contracted with Development Strategies, Inc. (consultants specializing in real estate, economic, and community development projects), to prepare an Economic Impact Analysis (EIA) of the Title 21 Rewrite.

Development Strategies prepared the draft report that focuses on certain land use regulations proposed in the Title 21 Public Hearing Draft now under review.  The EIA is a technical study that measures potential economic impacts in two ways:  impacts on land values compared to land development potential, and impacts on development costs to comply with the proposed regulations. The main EIA draft report was made available on February 29, 2008. When the draft report was released, a part of the analysis addressing the potential impacts on maximum building size was not yet complete. Therefore, the report included a placeholder for the Executive Summary and Addendum. These were released on June 4, 2008.

The EIA does not address all chapters of the Public Hearing Draft.  Its focus relates to the following:

-Chapter 4: Zoning Districts
-Chapter 5: Use Regulations
-Chapter 6: Dimensional Standards and Measurements
-Chapter 7: Development and Design Standards.

See also companion projects: 
Anchorage Bowl Land Use Plan Map Update
Title 21 Rewrite

citizen icon Citizen Participation
Robert Lewis, Principal at Development Strategies, visited Anchorage in March 2008 to present the results of the draft EIA at several public meetings.  On Thursday, June 5, a community meeting was held to give residents the opportunity to talk with the Planning staff about the overall Title 21 Rewrite, including the Economic Impact Analysis.  See the Title 21 Rewrite page for handouts from the meeting. 

A Planning and Zoning Commission public hearing on the Draft Economic Impact Analysis of the Title 21 Rewrite remains open.  The public hearing opened on April 7, was continued on August 4, and remains open for more public testimony on Monday, October 6. The meeting begins at 6:30 p.m. in the Assemlby Chambers of the Z.J. Loussac Library, 3600 Denali Street. 

Comments may be submitted by e-mail to Title21@muni.org or through the Zoning Cases Online system. Input case number 2008-056.

Comments may also be mailed, hand-delivered, or faxed using the delivery/contact information below:

By Mail:
Physical Planning Division
Planning Department
Municipality of Anchorage
P.O. Box 196650
Anchorage, AK  99519-6650

Hand Delivery:
Planning Department Counter
Planning and Development Center
4700 Elmore Road (formerly Bragaw Street)

Fax: 343-7927

If you have questions about the upcoming meetings or about the EIA, please contact the Planning Department at 343-7921 or e-mail Title21@muni.org.

documents icon Documents for Review
- DRAFT Economic Impact Analysis for Title 21 Rewrite
- DRAFT Executive Summary and Addendum to the
  Economic Impact Analysis (NEW on June 4, 2008)
- Summary Table of Model Testing Results 
- Model Testing Parameters and Assumptions (Tables C
  and F are NEW on June 4, 2008)

Main Model Tests:

Commercial

Residential

Industrial

 1.  B-3 to B-3  6.  B-3 to R-4A  11. I-1 to I-1
 2.  B-3 to NMU  7.  R-O to R-O  12. I-1 to I-2
 3.  B-3 to CMU  8.  R-O to R-4A  13. I-1 to B-3
 4.  B-3 to RMU  9.  R-4 to R-4A  14. I-1 to CMU
 5.  B-3 to MT  10. R-4 to R-4  15. I-1 to RMU
     16. I-2 to I-1
     17. I-2 to I-2
     18. I-2 to CMU

Supplementary Model Tests:

Commercial

Residential

Industrial

 1.  B-3 to B-3  6.  B-3 to R-4A  11. I-1 to I-1
 2.  B-3 to NMU  7.  R-O to R-O  12. I-1 to I-2
 3.  B-3 to CMU  8.  R-O to R-4A  13. I-1 to B-3
 4.  B-3 to RMU  9.  R-4 to R-4A  14. I-1 to CMU
 5.  B-3 to MT  10. R-4 to R-4  15. I-1 to RMU
     16. I-2 to I-1
     17. I-2 to I-2
     18. I-2 to CMU


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