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MSB Planning Commission approves variance for cabin closer to Big Lake shoreline
Summary
The Matanuska-Susitna Borough Planning Commission on Sept. 15 approved Resolution 25-13, granting Michael and Lindsey Williams a variance to build a 1,176.5-square-foot cabin with a closest shoreline setback of 52.5 feet from Big Lake, below the borough's 75-foot requirement.
The Matanuska-Susitna Borough Planning Commission approved Resolution 25-13 on Sept. 15, 2025, granting a variance that will allow Michael and Lindsey Williams to construct a 1,176.5-square-foot residence with a closest shoreline setback of 52.5 feet from Big Lake, where the borough's standard setback is 75 feet.
Planning staff told the commission the Williams property on Shepherd's Island is just over a half-acre and is more than 60% lake bed, which, together with the location of an existing septic system, leaves very limited buildable area. "I am Rebecca Scott Hogg, current planner, Matanuska-Susitna Borough," Rebecca Scott Hogg said while presenting the staff report. Staff said the parcel contains an existing 320-square-foot cabin that previously received a variance in 1986 and that the applicants' proposal would add 856 square feet that would extend into the 75-foot water-body setback.
Staff said it reviewed surrounding development on Shepherd's Island and found 16 of 26 parcels contain residential structures, many legally nonconforming or previously varianced. The staff report said the average dwelling size on the island is about 1,230 square feet and that the proposed total is consistent with nearby homes. The applicants committed to preserving at least half of the natural vegetation along the shoreline. Staff also noted that state permits (for septic and dock work) are administered separately and that the borough had received two public comments in support and no objections.
After reviewing MSB code and the applicable comprehensive plans, staff concluded the lot has unusual conditions that make strict application of the 75-foot setback unreasonable, and that the application meets the five criteria in MSB 17-65 for a variance. Based on that analysis, staff recommended approval.
A commissioner asked whether any members had ex parte contacts or financial interest; none were reported. The public hearing was opened and, with no speakers appearing either in person or by phone, the chair closed the hearing.
Commissioner McCabe moved to approve Resolution 25-13; Commissioner Scoggin seconded. The motion carried with five voting in favor and one commissioner recorded absent (Commissioner Glenn). No abstentions were recorded.
On the consent agenda the commission approved minutes from Aug. 18, 2025, and introduced two legislative matters for public hearing on Oct. 6, 2025: Resolution 25-16 (amending MSB 17.17 Denali State Park Special Land Use District to change a provision about spud boundary adjustments) and Resolution 25-17 (creating MSB 17.77, Large Lot District, by amending MSB Title 17 zoning). Those items were placed on the Oct. 6 public hearing calendar with staff listed as Alex Straughn, Planning and Land Use Director.
During commission business, a commissioner nominated himself to serve on the borough's school site selection committee; another commissioner seconded the nomination and there was no objection.
The commission adjourned after routine director and commissioner comments.
