Title 21 and its broad-reaching effects: whether you are a business building owner, a building contractor, or a property owner--you need to be involved. Everyone will be affected by the new code.

• Author: Morgan, Barbara
• Position: BUILDING ALASKA

Recently, a real estate task force looked at the revenue implications to the Municipality of Anchorage for the current Title 21, and the cost consequences to building developers and consumers.

Anchorage's Mayor Mark Begich appointed 17 professionals in real estate to be on a task force that compared costs of building the projects under current code requirements and the proposed standards. All of the professionals agreed Title 21, as it existed, needed to be revised.

The task force examined seven development projects, including the Fred Meyer building in Eagle River, Golden View Park subdivision, Lake Ridge, Town Square and Seventh Place on Cordova. (Comments can be viewed in reports posted on the Anchorage Municipality Web site.)

ASSOCIATED GENERAL CONTRACTORS RECOMMENDS EVERYONE GET INVOLVED

Dick Cattanach, executive director of Associated General Contractors of Alaska, recommended that everyone get involved. His advice: Give your input if you want changes. All segments of the public should be involved.

"As currently drafted, the proposed Title 21 revision could have several economic consequences, including higher development costs, lower land values and reduced property revenues to the municipality.

"It is also a serious issue for landowners who could see as much as a 40 percent reduction in land values. (Because of the expense of upgrades.)

"If implemented as currently written, the cost will result in a significant degradation of the value of real estate in Anchorage," said Cattanach.

Cattanach spoke of major policy regulatory inconsistencies in the regulations for compact development (the current town center concept has been up, not out), nonconforming uses, and the development approval process.

AGC sees impacts on the government in terms (1) of increased staff requirements, (2) a devalued tax base, and (3) the need for a new planning and zoning map.

A study done by Dowl Engineers, using a model of the new Alaska USA Financial Center on 36th and Centerpoint Drive, indicated that if this building had to comply to the draft of Title 21, the impact would be reduced office space by 26.4 percent and storage mechanical space by 11.5 percent.

The question is for a developer would this be feasible?

The Title 21 draft currently discusses traffic impact mitigation, connectivity and parking. Concerning parking for on-site pedestrian connections, it states: "A parking lot must minimize conflict between walking and traffic."

There must be weather protection for pedestrians. "Building and roofs shall be designed so that...