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COMMUNITY PLANNING

Platting@fnsb.gov Main: (907) 459-1260

Fax: (907) 459-1255

Fairbanks North Star Borough

907 Terminal St. Fairbanks, AK 99701 PO Box 71267, 99707 Website: fnsb.gov Facebook: @FNSBGov

STAFF REPORT AND ACTION FORM QUICK PLAT

To: FNSB Administrative Hearing Officer Through: Kellen D. Spillman, Deputy Director of Community Planning

Department of Community Planning From: George Stefan, Platting Officer IV

Department of Community Planning Date: July 15, 2021 Subject: RP052-21 Cripple Creek II Subdivision: A request by Kalen &

Associates, Inc., on behalf of Erik and Kim L. Gutgesell, to replat Lots 1 and 2, Block 8, Cripple Creek II Subdivision, a total of approximately 4.35 acres, by relocating the common lot line to create two lots of 2.11 and 2.24 acres.

Location: The property is located within the NW¼ Section 25, T.1S., R.3W., F.M., on Bluegrass Drive and Isberg Road.

I. REQUEST SUMMARYThis replat proposes to replat Lots 1 and 2, Block 8, Cripple Creek II Subdivision, a total of approximately 4.35 acres, by relocating the common lot line to create two lots of 2.11 and 2.24 acres. The applicant is rotating the common lot line in order to completely capture the driveway improvements within the lot it provides access to. In doing so, the lot areas will be modified by approximately 3,400sf (0.08ac).

The preliminary plat graphic is shown below (Figure 1).

GS for KS

RP052-21 Page 2 of 7

Figure 1: Preliminary Plat

II. GENERAL INFORMATION

Property Owner(s) Erik and Kim L. Gutgesell P.O. Box 82333 Fairbanks, AK 99708

Surveyor Kalen & Associates, Inc. 1041 Chena Ridge Rd Fairbanks, AK 99709

Existing Land Use Residential Current Zoning Rural Estate (RE-2)

Lot Area: 80,000sf (1.84ac) minimum lot size Setback Requirements Front yard = 35ft; Side/Rear yards = 25ft

Comprehensive Plan Outskirt Area (100%)

RP052-21 Page 3 of 7

Soils Fairbanks Silt Loam Flood Zone X (100%) Wetlands None Road Service Cripple Creek Fire Service Ester

III. PROPERTY HISTORY

The parent parcels were created by Cripple Creek II Subdivision, recorded August 23, 1984 as Plat No. 84-186 (Attachment 1), which was then amended and recorded April 16, 1985 as Plat No. 85-50 (Attachment 2). The lots were not changed by the amended plat and have not undergone any platting changes since the recording date of the amended plat. IV. APPLICABILITY This request is exempt from meeting the design and public improvement requirements of Title 17, including Chapter 17.56. FNSBC 17.52.050 states “Any application to subdivide any number of lots that have been approved by the relevant platting authority when created or were exempt from platting authority approval when created shall not be subject to the design and public improvement requirements of this Title provided that all of the following criteria are met:

A. The proposed subdivision does not result in an increase in the number of lots. B. The proposed subdivision does not create a new violation of the design and public

improvement requirements of this title. C. The proposed subdivision does not increase the non-conformity of any lot under

this or any other FNSB title.” The subdivision request proposes to relocate the common lot line between two legally created lots. The lot line adjustment will not increase the number of lots; it is a replat of Lots 1 and 2, Block 8, Cripple Creek II Subdivision. This proposed replat meets the requirements of FNSBC 17.52.050 because: 1. The request only involves lots that have been approved by the relevant platting

authority (FNSB) when created. The parent lots were legally created by Plat No. 84-186, which was amended by Plat No. 85-50.

2. The request does not result in an increase in the number of lots. 3. The application does not create a new violation of the design and public improvement

requirements of Title 17. 4. The proposed replat does not increase the non-conformity of any lot under this or any

other FNSB title, including lot size.

RP052-21 Page 4 of 7

By meeting the requirements of FNSBC 17.52.050, the proposed replat shall not be subject to the design and public improvement requirements of Title 17. V. ACCESS

The proposed replat will continue to use the existing legal, constructed access of Bluegrass Drive. Although not included on the preliminary plat, the parent plat has an access restriction note which states, “No lot shall have direct access onto Isberg or Cripple Creek Roads.” That note shall be carried over to the final plat. VI. SOILS REPORT A professional soils analysis is not required; the request benefits from FNSBC 17.52.050, Applicability. VII. FNSB IN-HOUSE REVIEW

Addressing/Street Naming: (Kim Streeter, GIS EM Services Tech I) Addressing: Addresses in plat area are correct. Street Naming: No new streets named by plat. All streets shown on plat are correct.

Public Works: (David Bredlie, Public Work Director) No comments from PW.

Zoning: (Sarah Bingham, Planner II) • Please amend Note 3 to read “The zoning is RE-2 at the time of recording

this plat.” (Platting Officer comment: Final plats do not typically include notes regarding zoning, since the zoning designation may eventually change for a lot. It is more appropriate to remove the preliminary plat note (i.e., not carry it over to the final plat) regarding zoning.)

• Current Planning has no objections to this plat. Both lots will continue to be above the minimum lot size for the RE-2 zone of 80,000 square feet. The property owners are required to obtain a zoning permit for any new or additional use on these lots per Title 18.104.080(B).

Transportation: (Don Galligan, Transportation Planner) The access note from the parent plat prohibiting direct access onto Isberg Road and Cripple Creek Road must be added to the plat.

Flood: (Nancy Durham, Flood Plain Administrator) RP052-21 is located in Flood Zone X (100%) and is not required to meet FNSBC 15.04 Floodplain Management Regulations.

Land Management: (Daniel Welch, Land Officer)

RP052-21 Page 5 of 7

Land Management has no objections/concerns to the changes proposed by this plat.

Assessing: (Brenda Holladay, Title Examiner I) There are no comments from Title on this prelim plat.

VIII. AGENCY AND UTILITY REVIEWIGU: Responded with No Conflict.GVEA : Responded with No Objection with the following provisions:

• GVEA requests the addition of Easement Note #4 from the Amended CrippleCreek II Subdivision, Plat No. 85-50, more particularly: There is a fifteen(15) foot utility easement each side of all common interior lot lines. Thereis a thirty (30) foot utility easement inside of lot lines not common to otherlots and a thirty (30) foot utility easement within all lots and tracts locatedadjacent to road right-of-way lines;(Platting Officer comment: The preliminary plat was revised to include this note.)

• GVEA requests review of the final plat prior to approval by the FNSB; and• GVEA asks that all easements of record be shown on the final plat

ACS: Responded with No Objections. GCI: Responded with No Comments or Objections. ADOT: A request for comment was made on June 25, and no response has been received to date.

IX. SUBDIVISION ANALYSISThis replat proposes to replat Lots 1 and 2, Block 8, Cripple Creek II Subdivision, a total of approximately 4.35 acres, by relocating the common lot line to create two lots of 2.11 and 2.24 acres. The applicant is rotating the common lot line in order to completely capture the driveway improvements within the lot it provides access to. In doing so, the lot areas will be modified by approximately 3,400sf (0.08ac). This replat request qualifies as a quick plat as codified in FNSBC 17.16.010(A)(1), as it is “a movement of lot lines resulting in no more than four lots”. Further, it benefits from FNSBC 17.52.050, Applicability and is therefore exempt from meeting the design and public improvement requirements of Title 17, including Chapter 17.56. The replat request proposes to relocate the common lot line between two legally created lots. The lot line adjustment will not increase the number of lots; it is a replat of Lots 1 and 2, Block 8, Cripple Creek II Subdivision.

RP052-21 Page 6 of 7

Although not included on the preliminary plat, the parent plat has an access restriction note which states, “No lot shall have direct access onto Isberg or Cripple Creek Roads.” That note shall be required on the final plat. There are several other notes from the parent plat that shall be carried over to the final plat:

• Notes 1 and 2, regarding wastewater disposal systems and wells. The telephone contact number, presumably for the Alaska Department of Environmental Conservation (ADEC), may be removed since that information may not be correct, as contact information changes over time.

• Note 12, regarding drainage ditches and driveway culverts.

Finally, as discussed above, the preliminary plat note regarding zoning shall be removed. X. SUBDIVISION RECOMMENDATION

Staff recommends preliminary approval for the replat of Lots 1 and 2, Block 8, Cripple Creek II Subdivision with the following conditions:

1. GVEA shall have a maximum of 30 calendar days to review and comment on the final plat.

2. ACS, IGU, GCI, and ADOT shall have a maximum of 10 calendar days to review and comment on the final plat.

3. The access note from the parent plat shall be added to the final plat which states, “No lot shall have direct access onto Isberg or Cripple Creek Roads.”

4. Notes #1, #2, and #12 from the parent plat shall be added to the final plat. The sentence containing the contact telephone number from Note #1 shall be replaced with, “For more information contact the Alaska Department of Environmental Conservation.”

5. Note #3 from the preliminary plat regarding the property’s zoning designation shall not be placed on the final plat.

XI. FINDINGS OF FACT

Staff further recommends adoption of the following findings of fact:

A. The request qualifies as a quick plat because it meets the requirements of FNSBC 17.16.010(A)(1), “A movement or elimination of lot lines resulting in no more than four lots.”

B. The plat is creating two lots from two lots. C. FNSBC 17.52.050 exempts this platting application from the design and public

improvements requirements of Title 17 because: i. The request only involves lots that have been approved by the relevant

platting authority (FNSB) when created.

RP052-21 Page 7 of 7

ii. The parent lots were legally created by Plat No. 84-186, which was amended by Plat No. 85-50.

iii. The request does not result in an increase in the number of lots. iv. The application does not create a new violation of the design and public

improvement requirements of Title 17. v. The proposed replat does not increase the non-conformity of any lot under

this or any other FNSB title, including lot size. D. This plat request does not require a variance from a subdivision regulation. E. This plat request does not require road construction or improvements. F. This plat request does not deny legal and physical access to any lot or tract. G. This plat request does not vacate a public road, trail, public area, or any easements. H. This plat request does not alter a dedicated street or right-of-way or require

dedication.

With the five conditions recommended by staff, this replat request meets the applicable requirements of Title 17.

ACTION by hearing officer at a public hearing on July 15, 2020: The above-named file was

☐ Approved with the five conditions and adopting the staff report and Findings of Fact A through H. A final plat must be prepared by a registered land surveyor and submitted to The Community Planning Department within 24 months, or the preliminary approval will become void.

☐ Denied. Any appeal must be filed within ten (10) working days of this decision.

☐ Recommended for hearing by the Platting Board. _________________________________________________

FNSB Administrating Hearing Officer

APPEAL of this decision must be made in w rit ing w ithin ten working days of the decision. Request an appeal form from the Fairbanks North Star Borough Clerk ’s Office. (FNSBC 17.16.030.H) Cc: Eric & Kim Gutgesell Staci Quinlan, GVEA FNSB Clerk

D. Christine Nelson Date

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SURVEYOR'S AFFIDAVIT

Regarding the revision of a minor technical error on thf plattitled:

"Cripple Creek II Subdivision"

Plat #84-186, Fairbanks Recording District.

The correction, made on April 4, 1985, is the removal of anonexistent 50 foot easement along each side of the westerly halfof the section line common to Sections 24 and 25, Township OneSouth, Range Three West, Fairbanks Meridian, Alaska.

This correction affects Tract J and Lots 1, 2, and 3 of Block 1.

The above revision constitutes the sole change made tothe plat aside from its notation in the revision blockon the plat. The above revision does not alter lotareas and does not affect, or influence any change of,ownership, drainage features, rights-of-way or any other item which would adversely affect this or adjacent properties. I am, therefore, submitting this plat for refiling as corrected. _ �

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