Jasper sees decline in new housing construction despite steady building investment in 2024
The City of Jasper experienced a drop in new residential construction in 2024, creating only 55 housing units compared to the 110 units annually recommended by a 2023 housing study, Community Development and Planning Director Josh Gunselman presented to the Jasper Common Council.
Gunselman gave a departmental report at Wednesday’s regular council meeting that included a rundown of development in the city.
The department issued 308 total construction permits in 2024, representing about $35.7 million in estimated investment, which remains consistent with previous years despite the housing slowdown.
“2024 in general for housing and or building was kind of a soft year,” Gunselman told the council during his annual department review. The city built only 16 single-family homes, about half the traditional number, along with 39 apartment or duplex units.
The 2023 housing study conducted by Dubois Strong indicates Jasper needs approximately 110 units per year, or a cumulative total of about 1,300 units by 2035, to maintain the current rate of growth the city has experienced over the past decade.
“So at 55 we’ve come under the gun,” Gunselman said. “But ’25 is shaping out to be a much stronger year.”
The department has already issued 80 improvement location permits through June 1 of this year, along with numerous other permits for signs, demolitions and vendor applications, suggesting a rebound in construction activity.
Major residential developments continue to progress despite the overall slowdown. Park Place, located on the former 30th Street Park site, has entered phases three and four, which will complete that project and add more units throughout the year.
Northridge Estates has completed substantial infrastructure and dirt work and plans to start home construction within the next couple of weeks.
Gunselman also reported on last year’s zoning appeals activities during his presentation.
The Board of Zoning Appeals handled 68 petitions in 2024, slightly down from previous years but consistent with the overall construction trends. The most common requests involved setback variances with 11 cases, followed by 10 sign-related petitions and seven material compatibility issues.
Material compatibility requirements mandate that garages or secondary buildings larger than 300 square feet must match the exterior materials of the main home in some way. However, the board regularly approves exceptions to this rule.
Height variances for accessory buildings also returned as a common request, with six cases in 2024. The city previously raised the height limit for accessory buildings to 22 feet, which significantly reduced these requests, but applications for 24- and 26-foot buildings have increased again.
“People have bigger toys,” Gunselman noted, explaining the trend toward taller accessory structures.
His department also works closely with Heart of Jasper, the downtown revitalization organization that achieved national Main Street accreditation in 2024. Gunselman reported that the organization facilitated seven new business openings in the downtown district and five business relocations to the area last year, according to Gunselman.
Private investment in the downtown area reached $98,000, supported by the city’s facade program, which helped fund 14 new signs and facade improvements through grants and donations. Two businesses received new business incentives totaling $23,000.
Heart of Jasper merged with ROJAC during the year, adding two former ROJAC board members and five committee members to strengthen the organization.
The group plans to approach the Board of Public Works soon about installing LED lighting across downtown buildings, replicating historical lighting that once illuminated the area. Funding for this project comes from ROJAC grants, donors and the organization’s budget.
Gunselman reported that the second phase of the Downtown Revitalization project is nearing completion, with current projections targeting Strassenfest for the project’s finish date. The Jasper Social District, which opened in 2024, has shown success according to participating retailers, with no significant problems identified.
The city recently expanded the social district three blocks north to include Snaps, Rice and Spice as designated permittees. The Alcohol and Tobacco Commission has acknowledged receipt of this expansion application.
Looking ahead, the department’s most significant upcoming project involves a comprehensive planning process. The city has engaged WGI as the leading vendor with Stover and Associates will handle economic development, and Future IQ for public engagement.
This 12- to 14-month community engagement process will determine the community’s vision for the next five to 10 years. The department expects to execute the contract and begin this comprehensive planning effort within days.
