Planning Commission Approves Conditional Use Permit for Guest House at Reed Circle

The Fairbanks North Star Borough Planning Commission voted 8–0 on June 10 to approve CU2025‑008, a conditional use permit requested by David Rusica for a guest house and art studio on Lot 4, Block 2, Reed Acres Subdivision (1740 Reed Circle). One commissioner recused due to receiving a Dear Property Owner notice.

Jimmy Dixon, planning staff, summarized the application: the subject lot measures about 59,172 square feet (below the 60,000‑square‑foot minimum for a permitted guest house in the RR zone), which made the request subject to conditional use review. Dixon described the proposed 20‑by‑28 guest house (about 690 square feet including a loft), survey‑flagged setbacks, a proposed path (not a driveway) to the guest house, existing buffers and parking area, and agency comments. He reported the Alaska Department of Environmental Conservation (ADEC) advised the applicant’s proposed gray‑water approach did not meet ADEC requirements and recommended a condition requiring compliance with ADEC.

Conditions and findings: The commission approved the permit with the following conditions (as recommended by staff): an independent address for the guest house issued by the FNSB addressing division; water and wastewater systems for the guest house must comply with Alaska Department of Environmental Conservation regulations and the applicant must submit required ADEC documentation; the applicant must maintain vegetation within the 25‑foot front‑yard setback as a vegetative buffer; and any modifications to the site or floor plan must be reviewed by Community Planning. The staff report noted 137 DPO letters were mailed and no objections were received.

Applicant testimony: The applicant, David Rusica (appearing remotely), said he had discussed graywater design with ADEC and would engage an engineer to produce a compliant system. Rusica described soil conditions (clay heavy, no permafrost observed) and said the property has an existing well and septic system serving the principal residence.

Commissioner discussion: Commissioners asked about well setbacks and septic separation distances; staff confirmed the proposed outhouse location and septic met setback requirements based on survey flagging and the adjacent property uses. Commissioners emphasized the ADEC compliance condition and noted other guest houses exist in the neighborhood.

Outcome and notice: The motion adopted staff’s findings and conditions; the vote was 8–0 with one commissioner recused. Staff noted appeal rights to the Board of Adjustment and provided the borough clerk’s contact for appeal procedures.

Ending: The permit runs with the property and any future owner would be bound by the conditions; staff reminded the commission that modifications after issuance must be returned to the department for review.