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Hubbard County panel approves variance for screened porch near Big Sand Lake
Summary
The Hubbard County Planning Commission and Board of Adjustment approved a variance allowing a screened porch to be built 15 feet from a bluff instead of the 30-foot setback, with conditions including a revegetation plan and a requirement that any replacement meet shoreline setbacks.
The Hubbard County Planning Commission and Board of Adjustment approved a variance during a public meeting to allow a screened-in porch on a property at Big Sand Lake to be constructed 15 feet from the bluff crest instead of the standard 30-foot bluff setback.
The decision, on variance application 2-V-205 for property in Cozy Pine Beach (lots 16–20), includes two conditions: the applicant must complete a revegetation plan to the satisfaction of the Environmental Services Department before a land-use permit is issued, and if the structure is ever damaged or replaced it must meet the 100-foot ordinary high water (OHW) setback.
Applicant Peter J. Hilger told the board he and his family have a long history on the lake and described the proposed addition as a modest, two-season screened porch on a concrete slab. Hilger said the recently completed residence (he said construction finished in July 2024) sits in the same footprint as a prior nonconforming residence that was removed. He told the board he and his wife have replanted trees after receiving a county letter about vegetation and said they plan additional plantings and a larger forestry project on other parts of their land.
Board member Veronica made the motion to approve the variance as presented, adding the two conditions. Larry seconded the motion. The vote was Timothy, aye; Veronica, aye; Larry, aye; Mike, aye. The motion carried.
In recommending approval, Veronica read findings of fact that the lot’s topography — described in staff findings as a bluff with about 40 feet of rise over 73.5 feet of run (a 54.4% slope) — limits placement of accessory structures. Staff’s written findings noted the lot measures 16,438.15 square feet per county GIS, with 230 feet of width at the OHW and 364 feet at midpoint lot depth. The proposed accessory structure dimensions, as recited to the board, were given as roughly 23 feet 7 inches by 36 feet 1 and 3/4 inches with a height listed in the record as about 9 feet (figures were read from staff materials provided to the board).
Board members discussed topography, sightlines to neighboring patios, and runoff. Veronica and another member said the topography and existing elevation at the proposed site would make the structure less visible from the lake than other points on the lot. The applicant told the board moving the porch back to meet setbacks would require raising the structure and could place it closer to a neighbor’s patio; he also said some property corners in the area have unusual encroachments and that he intends to deed over portions of his property to address boundary issues.
No members of the public offered comment during the public comment period on the item. After the vote, staff instructed the applicant to work with the Environmental Services Department to finalize the revegetation plan and implementation timing, and the applicant confirmed he would coordinate with that office.
The board then moved to miscellaneous business and noted upcoming land-use training in April.
