Fairbanks North Star Borough Planning Board approves four subdivisions, rejects requested easement condition

The Fairbanks North Star Borough Planning Board approved four subdivision applications and several related variances at its Sept. 17 meeting, voting unanimously on each final plat while rejecting one proposed condition that would have required an access easement to be formalized now for a neighboring parcel.

The board approved SD003‑26 (Golden View Subdivision, second edition), a replat of about 94.4 acres into 12 lots and a 51.85‑acre remainder, after staff described an alternate road design for Nels Jackson Road dictated by steep terrain and drainage. Planning officer Dave Rizicka told the board that STAC recommended approval with five amended conditions and four findings of fact. "This request has an alternate design…[and] the alternate design has been approved by the borough engineer, therefore no variance is required," Rizicka said. Carl Benson, the applicant, said the project was unchanged from earlier approvals and had lapsed only because timing prevented final plat filing.

Bierramark Homestead (RP001‑26) was approved with two variances. Staff described two lots of roughly 30,720 square feet and 23,550 square feet and recommended VR003‑26 to allow continued use of an existing direct access onto South Cushman Street and VR004‑26 to treat frontage from an ingress‑only 23rd Avenue as frontage for one lot. George Stephan, planning officer, said city and transportation staff raised no objections and recommended approval contingent on a revised plat note that limits direct access to the existing driveway point. Board member concerns about nearby construction temporarily affecting traffic were raised but staff and the applicant said any effects would be short term.

On RP002‑26 (Storoz/Shurros area), staff said the file relies on the "road construction exemption" and asked the board to approve variance VR002‑26 for legal access at the subdivision boundary because the existing right‑of‑way is 40 feet and lacks standard horizontal curvature. Staff noted the borough engineer had no objection. The board debated a requested amendment from Mr. Brooks to add a condition requiring a legal access easement shown on a neighboring lot (Lot 6A‑1) for the portion of an existing driveway that leaves the subdivision. Brooks argued the amendment would protect future access: "I'd like to see the access across Lot 6A‑1 be formalized now and be part of the approval process," he said. The amendment was seconded and discussed at length but failed on a roll call vote, 0–7. The main motion to approve VR002‑26 and RP002‑26 then passed, 7–0.

The board also approved RP003‑26 (Greer Subdivision), which would replat a roughly 19.8‑acre parcel into a 5‑acre lot and a 14.6‑acre lot and includes a required dedication of a permanent turnaround and a mix of public right‑of‑way and a private shared access easement on Salina Street. Staff asked the applicant to correct a typographical error in plat note 10: the base flood elevation (BFE) range should begin at 467.5 (not 47.5). Applicant representative Jeremy Stark summarized the proposal as "creating a 5‑acre lot for your daughter." The board voted 8–0 to approve the Greer replat with seven conditions.

Votes at a glance

- SD003‑26 Golden View Subdivision, second edition — Motion to approve with five amended conditions and staff findings (mover: Mr. Levin; second: Ms. Peterson). Vote: 8–0 (approved).

- VR003‑26 (variance for direct lot access) — Motion to approve (mover: Ms. Peterson; second: Mr. Brooks). Vote: 8–0 (approved).

- VR004‑26 (variance for frontage from ingress‑only 23rd Avenue) — Motion to approve (mover: Ms. Peterson; second: Mr. Crook). Vote: 8–0 (approved).

- RP001‑26 Bierramark Homestead (subdivision) — Motion to approve with plat note amendments and findings (mover: Mr. Brooks; second: Ms. Guthrie). Vote: 8–0 (approved).

- VR002‑26 (variance for legal access to boundary; Storoz Subdivision) — Motion to approve (mover: Mr. Levin; second: Mr. Brooks). Vote: 7–0 (approved).

- Amendment proposed to require a recorded legal access easement on Lot 6A‑1 (to be shown on the plat) — Motion to add condition failed. Vote on amendment: 0–7 (failed).

- RP002‑26 Storoz Subdivision — Motion to approve with conditions and findings (mover: Mr. Levin; second: Mr. Brooks). Vote: 7–0 (approved).

- RP003‑26 Greer Subdivision — Motion to approve with seven conditions (mover: Ms. Peterson; second: Mr. LeVane/LeVaughn as listed). Vote: 8–0 (approved). Staff required correction of plat note BFE to 467.5.

What it means

Board and staff emphasized that several approvals rely on borough code provisions that allow alternate road designs or use of the road‑construction exemption when existing roads predate current standards. In three cases staff noted that final plats must reflect the access points and revised plat notes limiting or describing access. One proposed additional protective condition (the legal access easement for a neighboring lot) was debated but the board voted it down, with supporters saying it would close a future access gap and opponents saying the applicants (two of whom are parties to the application) are already obligated to resolve easement continuity prior to sale or final plat.

Key quotes

- Dave Rizicka, planning officer: "This request has an alternate design…[and] the alternate design has been approved by the borough engineer, therefore no variance is required."

- Mr. Brooks (on RP002‑26 amendment): "I'd like to see the access across Lot 6A‑1 be formalized now and be part of the approval process."

- Jeremy Stark (applicant representative): "Creating a 5‑acre lot for your daughter" (explaining the intent of RP003‑26).

Next steps and appeals

Each of the board’s decisions carries a seven‑calendar‑day appeal period to the Board of Adjustment; staff and applicants noted final plats must reflect the agreed access points, amended plat notes, and the corrected BFE on Greer. The board’s next regular meeting is scheduled for Oct. 15, 2025.