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Planning board approves two variances for Ringstad Acres subdivision near Birch Lake
Summary
The Fairbanks North Star Borough Planning Board unanimously approved two variances for the Ringstad Acres subdivision that allow a shortened intersection landing at the Richardson Highway and a reduced vertical curve length on a short local road; staff cited site constraints and DOT coordination.
The Fairbanks North Star Borough Planning Board on Nov. 19 approved two variances for the Ringstad Acres subdivision, a previously approved four‑lot project near Birch Lake, allowing a shortened intersection landing on Ringer Court where it meets the Richardson Highway and a shorter vertical curve than the borough code generally requires.
Staff said the subdivision (SD 1323) was preliminarily approved on April 19, 2023, and that the applicant submitted requests after as‑built conditions and a DOT driveway permit altered the originally proposed grades and aprons. "Staff is recommending approval of this variance," planning officer George Stephan said while presenting technical slides showing the change from a 100‑foot landing to an approximately 30‑foot landing and the vertical curve geometry at the site.
Why it matters: the variances change how the local road transitions to the Richardson Highway and how much vertical curve length is required. Staff and the applicant argued the Richardson Highway embankment (noted to exceed 10 feet at the intersection) and the existence of a newly reconstructed asphalt apron made the borough standard impractical. The applicant’s registered engineer told the board the site functions as a low‑volume local road and cited AASHTO guidance for low‑volume roads in support of the design.
Details: the board considered two separate variance requests: (1) a variance to FNSB code 17.56.100 C7 allowing an intersecting road grade/landing shorter than the standard 100 feet and exceeding 4% within that distance, and (2) a variance to FNSBC 17.56.100 B5 to allow a vertical curve length shorter than the title’s formula would require given the algebraic difference in slope. Staff noted DOT has provided a post‑construction driveway permit for the new apron and the borough engineer raised no objection. During the staff presentation, Stephan described the algebraic calculations underlying the vertical‑curve requirement and noted that applying AASHTO's lower‑volume recommendation reduced the practical minimum vertical curve length compared with a strict borough formula.
Board action and next step: Mr. Levin moved and Mr. Crook seconded approval of the first variance; the motion passed on a roll‑call vote of 8‑0. Ms. Guthrie moved and Mr. Pitney seconded approval of the second variance; that motion also passed 8‑0. The board’s decision on the variances may be appealed to the borough’s Board of Adjustment by filing a written notice with the clerk within seven days.
The planning board packet and staff report list George Stephan as the staff contact for this item and provide the technical exhibits and variance narratives referenced during the meeting. The board did not receive interested‑person testimony on this item.
