Staff, planning commission back substitute rezone for Esther parcel tied to four-lot subdivision

Community planning staff presented a substitute ordinance to the assembly on Aug. 21 to rezone a single lot in the Emma Creek East subdivision (near Old Niinana Highway in Esther) from RA-20 to RA-5, a technical change in minimum lot size that is tied to a proposed four-lot subdivision.

Kellen Spielman said the applicant resides next door and the proposed subdivision is contingent on the rezone; planning staff recommended the substitute that would carry forward special limitations (SL) prohibiting mobile home parks because the site's steep topography makes mobile home parks inappropriate. Spielman said the parcel is approximately 23 acres; the planning commission unanimously recommended approval of the substitute ordinance and approved the related subdivision contingent on the rezone.

Staff described access and platting details: the Old Niinana Highway right-of-way is broad (about 300 feet), the site includes steep grades (10–20% with estimated 50-foot contour intervals) and a small gully, and proposed lots include 'flagstaff' strips that would rely on a shared access easement built to borough 'Pioneer' driveway standards (staff stated that requirement and indicated the developer must build the shared access prior to final plat approval). Mail notice included 23 letters and staff received one phone call and six emails; commenters expressed drainage concerns and opposition at the planning commission meeting.

Assemblymembers asked clarifying questions about mobile-home limitations, Pioneer-driveway width and whether road service areas exist for the parcel; staff responded that special limitations are site-specific regulatory tools (not private covenants) and that Pioneer-access width is typically 16 feet (staff said he would confirm the exact standard). The committee did not act on the ordinance at this meeting.