Updated Preliminary Findings

Transcription

1 Fairbanks North Star Borough Eielson Regional Growth Plan A project funded by the U.S. Department of Defense, Office of Economic Adjustment The F-35s Are Coming: How is the Community Preparing? November 3, 2017 Prepared for the Fairbanks North Star Borough by the Arcadis/Agnew::Beck Project Team

2 Introduction 2

3 Eielson Regional Growth Plan Focus Areas Existing Conditions Regional Housing Fiscal Impact Education Transportation Planning + Zoning Utilities + Infrastructure Public Safety Health + Social Services Quality of Life Workforce Development Regional Coordination Implementation Plan We need input on these topics! The Regional Growth Plan is part of a larger, longer-term effort to effectively plan and strategize for future growth. 3

4 Building Our Future Based on Sound Information Information Sharing is a Two-Way Street 4

5 Where Are We in the Process? Approximately halfway. Midway through gathering/analyzing information from community, Air Force, and other state and federal partners. Working with community to share all new information and get your input on what we are learning. Draft Regional Growth Plan February Schedule + Tasks Project Initiation + Information Sharing Reconnaissance + What We Learned Drafts + Final Regional Growth Plan 5

6 Since project start in June: What We ve Been Up To Conducted over 60 interviews, 12 public presentations and 5 focus groups. Developed preliminary and updated population, employment and HOUSING projections. Identified potential gaps, preliminary solutions with focus on most critical concerns expressed to date: o HOUSING, EDUCATION and CHILDCARE. We are sharing results of our most recent efforts today. 6

7 UPDATED Population Projections 7

8 F-35 Beddown and Military Construction POPULATION INCREASE BREAKDOWN Direct EAFB Employees and Dependents o o o o 1,353 active duty personnel 66 federal civilian employees 55 technical consultants 1,782 dependents of direct employees 3,256 direct employees and dependents population + 2,430 induced and natural growth population (AK REMI Model) Big change from August 2017 presentation 5,686 Total population associated with F-35 Beddown Year Start to arrive in 2017 By 2022 By 2030 By 2030

9 When are the new personnel anticipated to arrive at EAFB by Fiscal Year (FY)? Year FY17 FY18 FY19 FY20 FY21 TOTAL Number of Active Duty Personnel Added to EAFB ,353 Source: Communications with Eielson Air Force Base Personnel. 9

10 When are the new personnel anticipated to arrive at EAFB by Calendar Year (CY)? Year Number of Active Duty Personnel Added to EAFB CY17 CY18 CY19 CY20 CY21 CY22 Total ,353 Source: Developed by Northern Economics based on communications with EAFB personnel. 10

11 Preliminary FNSB Population Projections Forecast Population in FNSB 115, , , ,000 95,000 90, % change, or 5,686 people relative to the baseline: includes direct F-35 employees and their dependents; retained existing residents; some new residents; natural births and deaths 2017 Induced population = combination of migration and retention (less people leaving FNSB) resulting from increased economic activity that happens with F-35 Beddown Total Baseline Population Direct Additions at EAFB & Dependents Total Population with Force Increase 2030 Note: Other Civilian includes Federal civilians and technical consultants working at EAFB along with their dependents. Induced population is a combination of reductions in out-migration relative to the baseline, along with increases in natural growth. Source: Northern Economics and the AK REMI Model 11

12 F-35s will Cause a Reduction in Net Out-Migration in FNSB Baseline: Without F-35 operation, out-migration continues. Natural births continue to outpace deaths and outmigration, so overall population increases. With F-35s: Out-migration continues, but at a reduced rate. Induced population growth = more a factor of people deciding to stay in Fairbanks versus more people moving to Fairbanks. Natural births continue to outpace deaths and outmigration, so overall population increases. 12

13 UPDATED Employment Projections and Workforce Development 13

14 Forecast Employmeint in FNSB 62,000 61,000 60,000 59,000 58,000 57,000 56,000 55, Preliminary Employment Projections for F-35 Beddown Operations at EAFB Acitve Duty + Civilian Employment at EAFB Total Baseline Employment By 2022, 4,158 additional jobs relative to the baseline By 2030, 3,408 additional jobs relative to the baseline Other Private Sector & Government Employment Employment with Force Increase 2030 Note: Civilian Employment includes federal civilian employees and technical consultants working at EAFB. Source: Preliminary results developed by Northern Economics using the Alaska REMI Model, and data from EAFB. 14

15 New FNSB Jobs by Sector: Growth Peaks in 2022 with Total of 4,039 Estimated New Jobs Other Business & Household Services 11% Construction 14% Retail & Wholesale Trade 11% Active Duty & Civilians at EAFB 36% State & Local Government 10% Health Care & Social Assistance 8% Accomodations, Food & Leisure 7% Mining, Utilities, Transportation & Manufacturing 3% Source: Northern Economics; AK REMI Model 15

16 New FNSB Jobs by Sector: Growth Peaks in 2022 with Total of 4,158 Estimated New Jobs Active Duty & Civilians at EAFB (+1,474 jobs) Construction (+580 jobs) Business/Household Services (+472 jobs) Retail / Wholesale Trade (+470 jobs) State & Local Government (+414 jobs) Health Care & Social Assistance (+334 jobs) Accommodations, Food & Leisure (+273 jobs) Mining, Utilities, Transport & Manufacturing (+141 jobs) Source: Northern Economics; AK REMI Model 16

17 New FNSB Non-Military Jobs by Occupation Peak in 2022: 2,740 additional jobs Education- Related, 6% Other Professional Occupations, 7% Healthcare & Social Services, 10% Management, Business & Finance, 7% Construction, Mining & Manufacturing, 17% Sales & Support Administration, 27% Food Preparation & Food Service, 8% Installation, Maintenance & Repair, 8% Transportation & Material Moving, 5% Other Occupations, 5% Source: Northern Economics; AK REMI Model 17

18 Relevant Focus Group Results: Employment and Training 18

19 Important Notes about Focus Groups Results: Provide detailed information about personal and group feelings, perceptions and opinions that are difficult to collect using other research tools. Can provide clarification of research results or pose new questions for exploration. Are one of many tools the consulting team is using to inform Regional Growth Plan recommendations and solutions. They ARE NOT meant to be representative of all Eielson Air Force personnel and their families, or civilian employees.

20 Focus Groups: Who We Talked With Focus Group #1 Focus Group #2 On-base with kids 11 participants Off-base with kids 8 participants Focus Group #3 Focus Group #4 On-Base no kids 10 participants Focus Group #5 Civilians 2 participants Off-base no kids 7 participants On results slides, we have indicated which focus group(s) responded to which questions. Results from civilian participants (focus group #5) are not included in the totals. #1 #2 #3 #4 Focus group voting results do not always add up to the total number of participants. In some cases, participants abstained from voting. In others, questions were not applicable to certain groups. 20

21 Focus Group Results: Quality of Life A B C D F Employment opportunities and training Please Grade your Level of Satisfaction with Retail and shopping Health care Child care Outdoor recreation #1 #2 #3 #4 Focus group #1 did not respond to these two categories Indoor recreation Cultural activities and resources

22 Focus Group Results: Employment and Training Opportunities for Dependents During Air Force welcome meetings, they showed courses that were available; there are so many online options available now. This was the easiest PCS for my wife to find a job; she is a nurse, now working at FMH. She got the job driving up to AK through a Skype interview. We have a military community of incredibly well-educated spouses.

23 Focus Group Results: Employment and Training Opportunities for Dependents Anyone who has a license in a different state is required to get a new license or certification in Alaska. This is a challenge. The logistics of living at Eielson and having a spouse commute to Fairbanks are so stressful that our spouses just take a timeout while here. Job opportunities are plentiful but the quality of the jobs is low and the pay is low. It s a challenge across all military operations to help spouses find jobs and workforce development. This is always an issue.

24 Education 24

25 How Will F-35 Population Increase Impact FNSB Children (Ages 17 and Under)? UPDATED Population Projections Education Existing Conditions 25

26 Updated Preliminary FNSB Population Projections for Children (Ages 0-17) 32,500 30,000 27,500 25,000 22,500 Increase of 1,922 relative to baseline Total of 30,709 in Forecast Population of Children Age 17 or Younger in the FNSB Total Baseline Total Population with Force Increase Source: Northern Economics; AK REMI Model

27 Updated FNSB Preliminary Population Change Projections for Children 2,500 2,000 1,500 1, Source: Northern Economics; AK REMI Model Forecast Population Changes for Children in the FNSB Children Ages 0-4 (Preschool) Children Ages 5-10 (Grades K-5) Children Ages (Grades 6-8) Children Ages (Grades 9-12)

28 Location of Households with K-12 Students Enrolled in FNSB School District Zip code Military-Connected Households Non-Military Households (3) 2,435 (2) ,015 (1) (2) 3,019 (1) ,028 (3) Total 2,232 7,028 Source: FNSB School District NOTE: this data only counts each household once; some households contain multiple students so the actual student count is higher. 28

29 FNSBSD School Capacity Fairbanks North Pole Eielson AFB Capacity Enrollment Full, limited or no space for new students Source: FNSB School District Plenty of space for new students Salcha Elementary 29

30 Relevant Focus Group Results: Education 30

31 Focus Group Results: Education live on base/ school on base: 11 live on base/ school off base: 1 live off base/ school on base: 1 live off base/ school off base: 6 Off Base On Base #1 #2 #3 #4

32 Focus Group Results: When Selecting a School, Parents Consider: Social and emotional supports for military families Specific programming, such as special education, after-school activities Location Sports opportunities Classroom size Maintaining continuity of curriculum We live off base and bring children on-base to go to school and they go to the youth center after school, which is very convenient. It was super easy to enroll on-base out of attendance area. We were denied access to the on-base school.

33 Focus Group Results: Satisfaction with FNSB School District Military support grants are a great asset, but many teachers are not military affiliated and could use more training. Not all schools offer before and after school programs, which can be a challenge for some parents. Parents are generally satisfied with the elementary schools. Mixed results for middle and high schools they are large and have limited class offerings for higher performing students. Mixed feedback on quality. Quality of the academic ranking is much higher here than LA; it I disagree. It feels like we are 20 years in the past for education. was 8 out of 10 here instead of 2 out 10 in LA.

34 Relevant Focus Group Results: Housing 34

35 Focus Group Results: Of the 35 individuals we talked with Rent their home Own their home Other Live on base Live off base Of those off base, all but 1 were in zip code (1 was in Salcha.) #1 #2 #3 #4

36 Focus Group Results: Housing Costs and Basic Allowance for Housing (BAH) How much do you pay for rent/ mortgage each month? #1 #2 #3 #4 What does your BAH cover? (only asked of offbase participants) #1 #2 #3 #4

37 11 32 Single family detached Focus Group Results: Housing Preferences 4 Single family townhouse Housing Types What type of house do you live in? What type of housing would you prefer to live in? Mobile home Multifamily: duplex 15 Multifamily: 3 9 units #1 #2 #3 #4

38 1 0 Focus Group Results: Quality of Housing Perception of Housing Quality in FNSB Excellent Above Average Average Poor I don t know 12 Rentals For Sale Homes 4 6 #1 #2 #3 #4

39 What focus group participants have to say about housing/living in FNSB Location: We would never consider commuting all the way to Fairbanks. Going all the way to Fairbanks is too far. Especially on icy roads or in sub-zero temps. Safety: I feel very safe here. Thru online research we learned the crime rates were high. There are so few police here. Schools: You do your research on the school to see what rating it gets. You talk to parents. We made sure that the house we chose lined up with the right attendance zone really important. Affordability: Reasonably priced homes here are fixer uppers. Quality: Weren t many houses to choose from here. In Louisiana, we looked at 40 or 50 houses before we picked. Here we looked at 8; you have to settle because housing is very limited. Finding a House: We used Zillow and Trulia but the photos were deceptive. The processes designed for sharing information are broken. We felt like our realtor was in it for his company and not to take care of us.

40 Focus Group Results: Desired Features Feature (list was provided to participants, who ranked their top 5) Ranking Cost of electricity 1 89% High speed internet access 2 77% High quality cellular telephone service 3 77% Public water 4 43% Cable TV 5 34% Close to neighborhood schools 6 31% Public sewer 7 31% Street lights 8 17% Natural gas 9 11% Sidewalks 10 6% In participants top 5 Landline telephone service 11 3% #1 #2 #3 #4

41 Focus Group Results: Air Quality How much does air quality influence your decision about where to live? #1 #2 #3 #4 The air is crystal clear here compared to other places. There is an air quality issue here? Yes this influences my decision on where to live North Pole air seems worse than Fairbanks. Chena Road is better air quality; we would like to buy out there. When will we see better air quality with the EPA?

42 Housing Projections, Potential Gaps and Preliminary Recommended Solutions 42

43 Housing Research and Methods: Getting from Existing Conditions and Projections to Gaps and Recommendations Guiding Questions How much housing is needed and where (demand)? What exists today and in the future (supply)? What are the obstacles to both occupying existing and developing new housing? What recommendations/strategies might make sense? What We ve Been Doing 24 interviews with builders, lenders, organizations. Five focus groups with EAFB active duty personnel, their families and civilian employees. Reviewing data: Military forecast, economic trends, real estate data (vacancy rates), quality of existing stock. What s Next Complete data analysis and interviews. Complete recommendations/strategies. 43

44 Source Information for Understanding and Researching FNSB Housing United States Air Force F-35A Operational Beddown Pacific Final, February 2016 HRMA Housing Requirements and Market Analysis: Eielson Air Force Base, ; September 2015 (United States Air Force) Fairbanks North Star Borough Housing Needs Assessment, September 2015 (Fairbanks Economic Development Corporation) Other sources: USAF EAFB data, Census, FNSB assessor data, interviews. 44

45 Demand for 974 Off-Base Housing Units Demand for 641 off-base housing units for married; 733 minus 50 for on base housing capacity minus 42 b/c married mil-to-mil share a unit. F-35 Air Force Personnel Estimates of Marriage Status Total = 1,353 Air Force personnel & 121 civilians/technical consultants Accompanied Status 733 Air Force Personnel (54%) Plus Unaccompanied Status 620 Air Force Personnel (46%) Demand for 225 off-base housing units for singles; 620 minus 184 have to live in dorms; minus 211 b/c it is assumed that 100% of singles without kids share housing. Demand for 108 off-base housing units for civilian employees & technical consultants; 80% of 65 civilian employees come from outside & need off-base housing and 100% of 55 technical consultants come from outside & need off-base housing. Note: Accompanied includes married and not married with dependents; Unaccompanied means personnel who come alone. Dorms are required for E1-E3 & some E4 if unaccompanied. Personnel are rounded up when converting to housing demand. 45 Source: EAFB manpower estimates & demographics from 2015 Profile of Military Community by DoD & EAFB personnel.

46 Character of Demand Majority of New Personnel Will be Enlisted Percent of Air Force Personnel & Associated Staff by Category Total = 1,467 individuals Officers, 99 7% Junior (E1 to E3) Civilian Employees 66 4% Technical Consultants 55 4% Enlisted, 1,247 85% E8 to E9 22 2% & E % E5 to E % Source: EAFB 46

47 Character of Demand: Most Off-Base Air Force Personnel Live in North Pole Area (99705) Percentage of Current Off-Base Personnel by Zip Code Fairbanks & Vicinity, 11% Salcha 4% North Pole Area, 85% To draw conclusions about off-base housing location preference, additional data is pending including: Focus group input FNSB School District data showing residence of Air Force students Note: Total is equal to 535 EAFB personnel and excludes 352 personnel who record an out of state or out of region zip code. Sample size is 60% of off-base EAFB personnel in-region. Fairbanks & Vicinity zip codes: 99701, 99703, 99709, North Pole is Salcha is Source: EAFB 47

48 Character of Demand: Most Off-Base Air Force Personnel in FNSB Prefer to Rent 53% Officer Rent Own 47% Officer & Enlisted 69% 31% Enlisted 74% 26% Source: 2015 Housing Preference Survey conducted at EAFB as part of the Housing Requirements and Market Analysis, Department of the Air Force and applied to current F-35 manpower estimates by rank. 48

49 Supply: On-Base Corvias Housing 91% Occupied Percent of 910 Corvias On-Base Housing Units by Occupancy Status 29% of Corvias units occupied by Other Eligible Tenants. The Waterfall Effect, which determines occupancy of on base units, will impact these figures to prioritize housing needs of Air Force personnel (by rank, marital status, # of dependents, etc.) Occupied Other Eligible Tenants, 268, 29% Vacant, 77, 9% Occupied Target Tenants, 565, 62% Source: Corvias & EAFB data provided in October

50 Item Supply: How Many Vacant Housing Units Are There? ~ 1,411 Vacant Units for Rent or for Sale in FNSB FNSB Total Excluding EAFB & Ft. Wainwright Fairbanks & Vicinity North Pole Area Salcha Area Vacant For Rent only 1, Rented, not occupied For Sale only Sold, not occupied For seasonal, recreational, or occasional use 2,256 1, For Migrant Workers Other Vacant 1,610 1, Total Vacant 5,669 3, Total Vacant & Potentially Available 1, Source: ACS Year. FNSB Quarterly Survey indicates a current rental vacancy rate of 10%, up from 8.7% in summer and down from 11.5% in spring; 2015 ACS rental vacancy was 8.0%. Home ownership vacancy rate was 1.4% Fairbanks & Vicinity zip codes: 99701, 99703, 99709, North Pole is Salcha is

51 Supply: Housing Conditions Data from Assessor 60% 50% 40% 30% 20% 10% 0% 35% 30% 25% 20% 15% 10% 5% 0% Indicates that ~ 40 to 50% of a Sub-Set of Multi-Family Properties are Less Than Average Condition/Lower Quality Condition Based on Effective Date From Assessor 1% 55% 5% 18% 30% 29% 27% 15% Been Improved Minimal Work Neglect/Wear & Tear 53% 45% Condition Based on Quality Grade From Assessor 12% 5% 1% 1% Source: FNSB Assessor, 2017 data pull for a sub-set of multi-family properties, mostly less than 20 units per building 51

52 Supply: ~1,100 New Units Built in FNSB Over 4 Years Most are Single Family Detached & Cabins Findings Duplex or Townhome, Multi- 75, 7% Family, Cabins/ Preliminary 78, 7% Houses -Dry, 132, 12% Single Cabins, Cabins Family 349, Not Dry, Updated Detached, 32% 159, 15% Cabins 591, 54% Built by Owners, 58, 5% Note: Cabins Built by Owners are not typically available for rent or purchase. Other cabins can be part of the housing stock for rent, particularly for unaccompanied personnel. Source: FNSB Assessor, Data for 2013, 2014, 2015, and Data excludes Fort Wainwright new housing. 52

53 284, 36% 69, 9% Supply: ~ 274 New Units per Year in the FNSB Most Built Closer to Fairbanks Fairbanks & Vicinity 792 units over 4 years 198 per year, on avg. 439, 55% North Pole & Vicinity 266 units over 4 years 67 per year, on avg. 9, 3% 44, 17% 213, 80% Salcha 35 units over 4 years 9 per year, on avg. 21, 60% 14, 40% Source: FNSB Assessor, Data for 2013, 2014, 2015, and Data excludes Fort Wainwright new housing. Fairbanks & Vicinity zip codes: 99701, 99703, 99709, North Pole is Salcha is

54 Model Method: Matching Housing Demand to Potential Supply Forecast demand o Potential renters vs. owners o Potential Fairbanks, North Pole or Salcha Estimate and forecast supply o On-base o Vacant o New construction already happening o Apportion by type and renter vs. ownership o Apply conditions analysis Compare demand to supply o Macro o Location o Type 54

55 Initial Boroughwide Comparison of Off-Base Housing Demand to Potential Housing Supply Item FY 2017 FY 2018 FY 2019 FY 2020 FY 2021 Total Demand for Housing Off-Base Direct from F-35 Related Households Supply Estimated Vacant Units Rental 1,162 1,162 (less) poor condition rental 43% (505) (505) Rental excluding poor condition For Sale Subtotal Vacant Units Average Annual New Construction ,294 Carryover Not Used in Previous Year - 1,199 1,458 1,654 1,483 Subtotal Supply 1,216 1,458 1,716 1,912 1,742 2,251 Surplus (Gap) 1,199 1,458 1,654 1,483 1,277 1,277 Total New Construction Assumed in Model 1,294 55

56 Initial North Pole Area (99705) Comparison of Off-Base Housing Demand to Potential Housing Supply Item FY 2017 FY 2018 FY 2019 FY 2020 FY 2021 Total Demand for Housing Off-Base Direct from F-35 Related Households North Pole (99705) Demand 85% Supply Estimated Vacant Units - Rental in (less) poor condition rental 42% (128) (128) Rental excluding poor condition For Sale in Subtotal Vacant Units Average Annual New Construction in Carryover Not Used in Previous Year Subtotal Supply Surplus (Gap) (207) (207) Total New Construction Assumed in Model 532 Note: Calculations based on 85% preference for by Air Force personnel based on current location patterns of a 60% sample of where current off-base Air Force personnel reside. Input from focus groups and data from school district on locational patterns of students with Air Force families could change assumptions. 56

57 Housing Key Findings The combination of vacant units and new construction happening already may provide adequate housing supply Boroughwide. Vacant units offer room for new EAFB personnel and vacancy rates reduce potential for newer quality housing development in the near term. If we assume 85 percent preference to live in 99705, then potentially 200 unit gap (supply does not meet demand) within o New subdivision applications in and near North Pole. Gap is likely in rental product within o Current trend in owner-occupied construction within appears to meet demand. 57

58 Housing Challenges: Larger Housing Projects (100+ Units) Built for Military Personnel Poor investment climate for speculative housing development o Absent F-35s, economic growth is not anticipated for FNSB. o Military expansion and contracting decisions are less predictable / uncertain. o In the past, privatized military housing in Alaska has included base closure guarantees to secure AHFC financing and provide a viable project for the developer. 58

59 Private Sector Investor / Financier Quote The problem with any private money coming into the housing market in order to address the housing needs in Fairbanks / North Pole is that the military will not sign a lease for that housing. Any private investor would need to build the housing on a spec-basis with no certainty that in the near future the military might decide to build competing housing. The keys to attracting investors are: 1) to get the military to commit to leasing at least a majority of the housing for a reasonable period of time and 2) to have the military agree to a non-compete that would prohibit it from building new housing in the Fairbanks/North Pole market. Short of getting those two things, the chances of attracting investment capital to address the housing issue is very likely impossible. Pt Capital, LLC Anchorage-based private equity firm 59

60 Housing Challenges & Opportunities: Smaller Projects Single family housing, some multi-family and cabins are already being built throughout the Borough. Detached 4-plexes are happening (8 lots for 24 units this summer). Smaller scale development can be part of the solution, but there are challenges. o More incremental; less able to predict where and what. o Financing for medium sized multi-family rentals is challenging (20 to 50 unit apartment communities). Appraisal issue (old properties form the basis). High vacancy rates still limit bank and equity investment. Limited equity with local developers. 60

61 Given What We Learned: Potential Menu of Housing Solutions A Balanced Approach: should benefit the communities & EAFB personnel. This approach could include: 1. Allow market absorption to reduce vacancies, including housing construction workers. 61

62 Given What We Learned: Potential Menu of Housing Solutions 2. Production of a 100 to 200-unit well planned, energy efficient, mixed-housing product community closer to EAFB. Requires Air Force partnership (noncompete, master lease, base closure guarantee). Open for bid to allow local and larger Outside investors to compete. Should have access to water and sewer prior to construction. 62

63 Given What We Learned: Potential Menu of Housing Strategies 3. Production of smaller housing projects near EAFB, infill and redevelopment of older multifamily products by local builders in the rest of the Borough. Requires a toolbox of incentives. Example 1: consider property tax abatement for revitalization of older properties and enhancements in certain areas or for certain types of properties (potentially integrated with Military Facility Zone concept). Example 2: create mezzanine debt & private equity fund. 63

64 Given What We Learned: Potential Menu of Housing Strategies NO MATTER THE SOLUTION: Create a dedicated group of local, regional, state and federal housing stakeholders to address immediate and longer-term FNSB housing issues (e.g., Housing Task Force ). o Related immediate step that is critical to success of recommendations outlined in the Regional Growth Plan: Hold FNSB F-35 Beddown Housing Strategy Session. 64

65 What s Happening Over the Next Couple Months Continued Updates/Discussion on Projections, Preliminary Gaps and Potential Solutions Early November project website update November and December two-way information sharing at community events FNSB F-35 Beddown Housing Strategy Session with: o o Tiger Team Other local housing experts and stakeholders Local, regional and state partners can weigh in and help shape menu of potential solutions WHAT DO WE RECOMMEND AND WHAT WILL WORK FOR THE COMMUNITY? 65

66 Contact Us 66

67 Learn More and Share Your Ideas Review new project information and submit your comments Learn about the project and other FNSB economic development efforts on Facebook and Twitter Sign up for regular project updates Sent approximately every other month Contact us with ideas, questions or concerns Facebook: To sign up for electronic updates, send us an Jeff Stepp Special Assistant to the Mayor, Fairbanks North Star Borough Direct (907) Office (907) Cell (907) Shelly Wade Member, Arcadis Project Team and Principal/Owner, Agnew::Beck Consulting Direct/Cell (907)