Planning Commission recommends rezoning Hamilton Acres lots to multifamily with 25-foot river setback

The Fairbanks North Star Borough Planning Commission on July 8 recommended that the borough assembly approve RZ2025-004, a rezoning that would change 10 lots in Hamilton Acres from two-family (2F) to multifamily (MF) and apply a 25-foot waterways setback overlay along the Chena River.

Staff described the proposed rezoned area as roughly 5.4 acres (the full combined multifamily block would be approximately 10.4 acres when adjacent multifamily parcels are included) and said the applicant owns about 58% of the parcels. The staff report cited the borough comprehensive plan’s urban designation and Chena Riverfront plan goals in concluding the request is consistent with land-use policy and noted the overlay’s intent to protect banks and restrict development in the river floodway.

Applicant Bob Hajdukovich told the commission he and his architect proposed two three-story buildings with enclosed ground-level garages and two units on each of the upper floors, totaling eight units designed to be “senior friendly” and single-level at the unit level through elevator access. Hajdukovich said cost and parking considerations made a series of single-story duplexes impractical and that multifamily configuration reduced per-unit building costs while preserving open space and river views where feasible.

Public comment was mixed. Supporters said the project would add accessible, single-level living options needed for aging residents and praised the applicant’s neighborhood ties and investment. Opponents raised concerns about increased traffic, loss of river views, neighborhood character, and that the project could be out of scale for adjacent two-family properties; one earlier opposition letter was later withdrawn, staff said.

Commissioners discussed spot-zoning questions, adjacency to existing multifamily zoning, parking and on-site parking requirements for multifamily, and potential impacts on neighboring lots that could become legally nonconforming. Commissioners who supported the motion said the rezone aligns with comprehensive-plan goals to increase residential density where utilities are available and that the design proponents presented—two low-footprint buildings with garages—kept much open space on the lots.

Commissioner Olivia Lunsford moved to recommend approval, citing staff findings; the motion passed on a roll-call vote of 10-0. The recommendation will be scheduled for consideration by the borough assembly.

Clarifying details from the hearing: staff said permitted uses in MF versus 2F differ mainly by allowing multiple-family dwellings and certain institutional uses; the waterways overlay requires setbacks of at least 25 feet from ordinary high water; the applicant estimated the proposal would produce eight dwelling units in two buildings; staff reported one letter of opposition was received and later recanted, and that mailers and a posted public hearing sign were used for notice.

The assembly will receive the Planning Commission’s recommendation and staff report; any final zoning decision rests with the borough assembly.