From Appalachia to Alaska, many of America’s poorest rural communities are grappling with socioeconomic decline that threatens broader national goals in economic growth, infrastructure equity, and public safety. Roughly 80% of U.S. counties facing persistent poverty are rural, reflecting decades of underinvestment. Aging roads, limited healthcare access, and sparse housing in these areas don’t just harm local residents, as they also hamper nationwide efforts to build an equitable, resilient economy. One stark example is roadway safety: although only about one-fifth of Americans live in rural areas, 43% of all U.S. traffic fatalities occur on rural roads, a disparity now targeted by federal “Safe Streets” initiatives.
Haines Borough, Alaska, with a population of 2,575 as of 2022, exemplifies both the urgency and the promise of revitalizing rural communities. The state projects Haines will lose 7% of its population over the next 30 years, even as the community already skews older (the 60+ age group makes up 32% of residents, with a median age near 49). Economic opportunities are limited: Haines averaged 813 jobs in 2021, 21% fewer than before the pandemic. Local wages (about $41,976 on average in 2021) remain far below the statewide norm, and much of the borough’s income comes from dividends or retirement sources rather than salaries. These conditions strain family budgets, especially as the cost of living climbs and essential infrastructure needs go unmet.
Housing is a particularly pressing concern. In recent years, home prices in Haines have “increased significantly… while the availability of affordable housing has remained limited”. As of 2021, the borough had 1,376 housing units (69% owner-occupied) with a median home value of around $256,300. Yet construction lags demand: only 17 new homes were built in 2021–2022, and a local survey confirmed widespread perception of a housing shortage. Respondents pointed to factors such as restrictive land-use codes, scarce buildable land, and unchecked vacation rentals as barriers to an “affordable or available” housing supply for all residents. In short, Haines encapsulates the challenges of rural America: an aging population, a fragile economy, outdated infrastructure, and critical gaps in housing and public safety, which, in turn, affect the nation’s health and cohesion.
Haines encapsulates the challenges of rural America: an aging population, a fragile economy, outdated infrastructure, and critical gaps in housing and public safety.
Local Leadership Spurs Action in Haines
These problems are daunting, but a nationwide push is underway to bridge the urban-rural divide. Federal programs from the 2021 Bipartisan Infrastructure Law to recent White House housing initiatives have pledged billions to upgrade rural infrastructure, fund road safety, and incentivize local zoning reforms that spur affordable housing. The real impact of those policies, however, depends on local leadership: planners and officials turning high-level goals into on-the-ground change. In Haines Borough, one such leader is Chen Wu, a city planner who in the past year has emerged at the forefront of several ambitious initiatives.
Wu was hired as Haines’ new Planner and was immediately charged with modernizing land-use policies, expanding infrastructure, and restoring public trust. “Tough tasks loom, including a rewrite of borough land use code,” the local paper noted upon his arrival, highlighting politically sensitive topics like reforming single-family zoning. Unfazed, Wu has thrown himself into overhauling the borough’s zoning laws, coordinating a federal road safety grant, enabling a major new healthcare project, and managing public lands. Each project not only promises local benefits but also aligns with broader state and federal priorities for rural investment, potentially offering a scalable model for other communities. Below, we examine Wu’s ongoing planning efforts in Haines and why they matter far beyond this Alaskan town.
Pioneering a Healthcare Hub with a New PUD Code
One of the most significant developments on Haines’ horizon is a new regional medical campus proposed by the Southeast Alaska Regional Health Consortium (SEARHC). The project, which includes a full-service hospital, expanded clinic facilities, and employee housing, promises to greatly enhance healthcare access in the remote Chilkat Valley and create dozens of quality jobs. Yet it also presented Haines Borough with an unprecedented planning challenge: how to permit a large, mixed-use complex in a town that has never handled such a project. Borough code did not even contain a modern Planned Unit Development (PUD) provision, the tool many jurisdictions use to flexibly regulate master-planned projects.
To make the SEARHC hospital a reality, Haines is now drafting its first-ever PUD ordinance, a process led by Chen Wu. According to borough records, SEARHC’s application for a PUD permit arrived in fall 2025, triggering code changes “likely entailed” to accommodate the mix of a hospital, clinic, and residential duplexes on one site. Wu, as the borough’s Planner II, took the lead in drafting a new PUD chapter for Title 18 (the local land use code).
By mid-October, he had produced an initial draft and convened a review committee with an impressive range of expertise. “The planning department is working on the PUD code… We drafted a PUD code last week,” Wu reported to the Planning Commission on October 16, 2025. He explained that he was circulating the draft among a network of planning professionals, including municipal planners from Anchorage and the Matanuska-Susitna Borough and even one of his former Cornell professors, to vet the new regulations. This collaborative approach not only helped tailor the PUD code to Haines’ needs but also brought credibility and outside insight to a small community forging into unfamiliar territory.
On the ground in Haines, Wu assembled an internal staff review team spanning multiple departments to evaluate SEARHC’s plans and negotiate conditions. Meeting notes and a manager’s report credit Wu’s “diligent” coordination of this team, which includes the borough manager, clerk, public facilities director, and others, as they scrutinize site plans, infrastructure needs, and public safety measures for the hospital complex. The stakes are high: the planned campus will require upgraded road access (to Jones Point Road) and extended water lines, which SEARHC has agreed to fund. By using a PUD permit, the borough can attach customized conditions ensuring those upgrades and other community protections are in place.
The Planned Unit Development permit will simplify the process for the developer but also balance that with opportunity for community input.
– Chen Wu
“The Planned Unit Development permit will simplify the process for the developer but also balance that with opportunity for community input,” Wu explained. In other words, the new PUD framework gives Haines flexibility to accommodate a transformative development while maintaining oversight. “To my knowledge, the Haines Borough has not permitted a PUD before,” wrote Borough Manager Alekka Fullerton in an October report, “Chen has been working diligently on the process, utilizing professional resources at his disposal for review and guidance”. The borough even drew lessons from another small Alaskan town, Wrangell, which recently used a PUD for its own SEARHC hospital project.
Now Haines is poised to follow suit. If all goes to plan, officials expect preliminary site work to begin by mid-2026: an outcome made possible by the rapid development of a PUD code tailored to local circumstances. Beyond the immediate boost in healthcare services, Wu’s work to “bridge this regulatory gap” in Haines’ code could serve as a model for other rural municipalities seeking to attract major employers despite limited planning tools. By tailoring modern regulations to a small-town context, Haines is showing that rural communities can innovate in governance without being left behind in providing 21st-century amenities.
Modernizing Decades-Old Zoning Codes
The hospital PUD is just one piece of a much larger effort to bring Haines’ land-use regulations into the present. The borough-wide zoning code overhaul, launched in late 2025, aims to rewrite rules that in many cases haven’t been comprehensively updated since the 1980s. Across the country, such outdated codes are notorious for stifling rural development.
The American Planning Association notes that old-fashioned zoning laws, often geared toward separating uses and limiting density, conflict with today’s needs for economic resilience, housing diversity, and climate adaptation. In small communities, antiquated codes can “restrict mixed-use or flexible development” (like accessory cottages or clustered housing), “increase regulatory barriers for small businesses,” and “fail to address contemporary challenges” such as renewable energy or broadband infrastructure. Haines has experienced many of these issues first-hand: limited industrial zones, a shortage of multi-family housing options, and rising infrastructure costs associated with low-density sprawl were all flagged in recent local plans. As Wu observes, “many rural communities continue to rely on zoning ordinances written decades ago,” and Haines is no exception.
To tackle this, the Borough Assembly and Planning Commission approved, in October 2025, a comprehensive zoning reform process. Chen Wu is serving as the project lead, effectively acting as the de facto planning director for the effort. Over the next year, he and the planning staff will draft code updates, host public workshops, and navigate what is expected to be a delicate political process. Among the “contentious topics” likely on the table are adjustments to single-family zoning and lot size rules – changes that could allow more infill housing, multi-unit dwellings, or accessory apartments in certain areas to help ease the housing crunch.
The aim is to bring Haines’ code in line with modern best practices and community priorities. That means encouraging a wider range of housing types, streamlining permits for local businesses, and incorporating standards that promote environmental sustainability and hazard resilience. For example, smaller lot allowances or cottage housing provisions could open the door for more affordable homes, while updated rules for solar panels, home-based businesses, or agritourism could stimulate new economic activity. On the infrastructure side, shifting away from rigid large-lot subdivisions can reduce sprawl and make the delivery of utilities and emergency services more efficient.
In addition to land use and housing, transportation safety is a critical concern that Haines is addressing head-on. The borough was recently awarded a federal Safe Streets for All (SS4A) planning grant from the U.S. Department of Transportation, part of a nationwide program launched under the Infrastructure Investment and Jobs Act. The SS4A program supports local road safety plans with the ultimate goal of achieving “zero roadway deaths”, and rural areas like Haines have been a priority due to their disproportionately high traffic fatality rates. Haines partnered with the Chilkoot Indian Association (the local Tribal government) and consulting firm proHNS to secure the grant. In late 2024, the borough was awarded $198,768 in federal funds – plus a local match of about $50,000 approved by the Assembly – to develop a comprehensive Safety Action Plan. Similar grants have flowed to dozens of communities as part of the U.S. DOT’s Vision Zero initiative. Still, Haines is one of the first small Alaska municipalities to undertake the process.
With funding in hand, Wu has been coordinating the SS4A project since its kickoff this year. He serves as the borough’s liaison and project manager, working with proHNS and a sub-consultant (Transportation Safety Northwest) to carry out the plan’s technical work. Equally important, he is ensuring the community is front and center in the safety planning. According to the project scope, the effort will involve extensive public and stakeholder engagement: “gathering input from community members, [borough] departments such as fire, police, and the school, as well as from the assembly and planning commission”. Wu has helped convene or plan multiple meetings – from sessions with the Public Safety Commission to town hall forums – and is overseeing outreach via surveys, a dedicated project website, flyers, and other channels.
The goal is to identify the most dangerous road locations and behaviors in Haines (for pedestrians, drivers, and cyclists alike) and then to develop evidence-based strategies to prevent future crashes. This will include a rigorous crash data analysis, mapping of high-risk areas, and a prioritized list of safety improvements. Potential solutions could range from infrastructure fixes – like safer crosswalks, speed calming measures, or intersection redesigns – to policy changes such as improved driver education or enforcement practices.
By late 2025, the SS4A team had already scheduled leadership workshops and begun the formal safety assessment phase. “Nothing will be shoved down the throat of the borough,” one project briefing emphasized, noting that any final safety plan will require Assembly adoption and local buy-in. Wu’s role has been to maintain exactly that spirit of transparency and collaboration. He regularly updates elected officials on progress and ensures documents are publicly accessible through borough channels. In doing so, he has helped build trust in the planning process – a crucial factor for implementation down the road.
The final Haines Borough Comprehensive Road Safety Action Plan is expected to be completed and presented to the Assembly in 2026. With an adopted plan, Haines will then be eligible to seek much larger implementation grants (for actual construction projects) in subsequent federal funding rounds – a pathway that could bring millions for local road upgrades by FY2026–FY2028. Notably, only one Alaskan community (Anchorage) has received an SS4A implementation grant so far, but many others are preparing plans like Haines.
By being an early mover, Haines stands to compete strongly for future dollars to build safer intersections, pathways, and transit routes that save lives. In a borough that has seen its share of deadly highway accidents and winter driving perils, the public safety benefits of this effort are self-evident. But the project also carries symbolic weight: it shows that rural lives matter in the national push for transportation equity, and that small communities can develop sophisticated, Vision Zero-aligned strategies with the right support. The Haines plan, once completed, could inform neighboring areas and serve as a blueprint for adapting the Safe System Approach (normally applied in cities) to a rural setting with gravel roads, rugged terrain, and sparse emergency resources. For now, as coordinator of the SS4A grant, Wu continues to keep the process on track: aiming to ensure that by 2028, all modes of travel in Haines are markedly safer for residents and visitors alike.
Unlocking Land for Community Benefit
A less flashy but equally impactful facet of Haines’ turnaround strategy lies in land management. Simply put, Haines Borough cannot grow or diversify its economy without access to land, yet for years much of its land entitlement sat tied up in bureaucracy. Under Alaska’s municipal entitlement program, Haines (like other boroughs) is entitled to select a certain acreage of state land to be transferred to borough ownership for local use. In Haines’ case, that entitlement amounts to roughly 2,800 acres under the original formula (later expanded by the state legislature).
However, the actual conveyance of those lands has been a slow, halting process. By 2023, Haines still had significant pending land selections that were “historically… worked on furiously for a bit” then stalled amid state delays and shifting local priorities. Many previous efforts to secure title to these lands had fizzled out. This represents a huge missed opportunity – untransferred lands remain under state control, effectively off-limits for borough planning or development, while Haines struggles with land scarcity for new housing and businesses (not to mention loss of potential tax base).
Since joining the borough, Chen Wu has made it a priority to untangle and advance the municipal entitlement process. According to the borough manager’s October report, the Lands Department (where Wu works) “continues to track the entitlements monthly to get these completed,” actively working with Alaska DNR to keep the land conveyances moving forward. This represents a shift from the sporadic attention the issue received in the past – essentially institutionalizing a focus on land transfers so they don’t get “buried” under other work. In practice, Wu’s duties include reviewing old selection lists, confirming survey requirements, and coordinating site inspections or mapping to meet state criteria.
Each parcel must be surveyed and formally platted before the state deeds it over to the borough, a labor-intensive but necessary step that Haines is finally committing resources toward (the FY24 borough budget even set aside funds for entitlement surveys). By early 2024, the State had issued a Preliminary Decision recommending transfer of four parcels totaling about 2,090 acres to Haines – a major chunk of its remaining entitlement – which the borough is eagerly working to finalize. As those lands come under borough control, Haines will be able to decide their best uses: some might be reserved for public facilities or utilities, some designated as parks or conservation areas, and others slated for future development or sale to private parties.
Indeed, strategic land sales are another aspect of Wu’s portfolio. The Haines Assembly has directed the Lands Department to identify borough-owned properties that are not needed for public purposes and prepare them for sale into private ownership – with the twin goals of stimulating development and generating revenue for the community. Wu has been overseeing these land disposals in a careful, transparent manner. This involves evaluating each parcel’s suitability, obtaining appraisals, ensuring any subdivisions or re-zonings are approved, and then handling the bid and deed process. In one recent case, the borough moved to subdivide a large tract on Small Tracts Road to create additional home lots for sale. In another, officials authorized the reclassification of the old Mosquito Lake school facility so it, too, could be put on the market.
Wu’s department prepared the necessary Planning Commission reviews for those actions this fall. By putting idle or underused borough lands “back into private ownership” through open public sales, Haines aims to expand housing opportunities and broaden its tax base. Crucially, the revenue from these sales is not squandered on short-term needs – it’s being reinvested into Haines’ future. Sale proceeds flow into the Borough Permanent Fund’s grant pool, where they can fund community projects in infrastructure, housing, and other development initiatives. In essence, Wu’s work on land transfers and sales is converting Haines’ territorial assets into long-term social and economic value for residents. Every acre secured or dollar raised through these programs enhances the borough’s capacity to shape its own destiny.
More broadly, Haines’ renewed focus on land stewardship highlights an often-overlooked lever for rural empowerment. By fully claiming its state land entitlements and managing lands prudently, a small borough can create new opportunities, whether it’s space for a new subdivision, a sawmill site, or expansion room for a village center, that would never materialize if the land remained locked under state control. It’s a reminder that rural Alaska’s vast geography, if strategically harnessed, can be a source of strength rather than isolation. And it reinforces the importance of local-government know-how: Wu’s methodical approach to intergovernmental coordination (working through state bureaucracy) and local process (publicly vetting each disposal) builds trust and transparency, which are key to turning land assets into community gains. Other rural jurisdictions eyeing their own backlogs of state- or federal-land conveyances may take note of Haines’ progress in this arena.
A Blueprint for Rural Revitalization
Individually, these initiatives in Haines: a new hospital PUD, a modernized zoning code, a road safety action plan, and proactive land management, deliver tangible benefits to the community. Together, they amount to a strategic blueprint for addressing the structural challenges that have long faced not only Haines but many rural areas across the country.
Infrastructure inefficiencies? Haines is tackling them by planning more compact growth and safer transportation networks. Outdated codes and limited housing? The borough is rewriting the rules to encourage investment in homes and businesses. Public safety gaps? A data-driven, community-backed plan will guide life-saving improvements on local roads. Economic stagnation and dwindling resources? New developments like the SEARHC campus, combined with land sales feeding a local investment fund, aim to jumpstart jobs and revenue while strengthening governance capacity. Each effort also resonates with state and federal priorities – from the Biden administration’s push to lift exclusionary zoning barriers and expand rural healthcare, to USDOT’s commitment that “every community counts” in the quest to end traffic fatalities.
The impact of Wu’s work will be measured in concrete outcomes: new housing units built, new hospital wings opened, roads made safer, and acres of land put to productive use. But there is another impact that is harder to quantify yet equally important: the restoration of hope in places like Haines. By proactively addressing problems that once seemed intractable, this small Alaskan borough is showing that decline is not inevitable in rural America. With smart planning and community will, even a remote town can modernize its infrastructure, update its laws, and invest in its people. As Haines’ efforts continue, they offer a playbook that other rural communities can adapt.
The solutions may be local, but the message is national: revitalizing rural America is possible, and it’s happening right now in Haines Borough. Each incremental victory – a code passed, a grant won, a parcel sold to a homebuilder – is a step toward a more equitable and resilient future, not just for one borough but for the country as a whole. Wu and his colleagues are proving that meaningful change does not always start in Washington or state capitals; often, it starts in a single community planning office, with leaders determined to make a difference where they live. And that is news worth celebrating in every corner of the nation.
What is unfolding in Haines is more than a local success story: it is a replicable model for rebuilding rural America from the ground up.
What is unfolding in Haines is more than a local success story: it is a replicable model for rebuilding rural America from the ground up. The framework being tested here can be scaled across thousands of small towns confronting the same structural challenges. Haines demonstrates how federal policy goals translate into real outcomes when local expertise and leadership are in place. Each of Chen Wu’s projects addresses one of the four pillars of rural revitalization: infrastructure equity, housing availability, public safety, and sustainable economic growth. Together, they form a template that other local governments can adopt, using existing federal funding streams, to deliver measurable community impact.
Chen Wu’s work in Haines is emblematic of a new generation of public servants rebuilding America from its most remote frontiers. His initiatives demonstrate that the revitalization of rural communities is not a peripheral issue but a matter of national interest, integral to maintaining the country’s economic competitiveness, social cohesion, and environmental security. If widely replicated, Haines’ planning framework could catalyze a new wave of rural innovation, transforming isolated boroughs and counties into resilient engines of growth. In a time when national policy often struggles to connect with local reality, Haines Borough stands as proof that visionary, data-anchored planning at the smallest scale can serve the largest goals of the United States.
