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Kootenai County approves shoreline and setback variances for Holmberg Cabin on Hayden Lake
Summary
Commissioners approved VAR24-0008 to allow a reconstructed home on Parcel 110 to remain within reduced front, rear and shoreline setbacks; staff and the hearing examiner found hardship for the legacy parcel.
Kootenai County commissioners voted to approve VAR24-0008, Holmberg Cabin, a variance request to allow reconstruction of a nonconforming waterfront residence on Parcel 110 at Hayden Lake, during the May 22, 2025 meeting.
Justice MacGeorge, representing Kootenai County in the record, summarized the three requested variances: a request to set a 0‑foot setback to the public road right‑of‑way (a 25‑foot variance from the 25‑foot front yard requirement), a 5‑foot‑8‑inch variance to create a 19‑foot‑4‑inch rear setback, and a matching 5‑foot‑8‑inch variance to the county Shoreline Management Area (SMA) buffer. "The request is threefold," MacGeorge said while outlining setbacks and the site plan.
Staff and the hearing examiner recommended approval, concluding the small legacy parcel has exceptional hardship and negative buildable area that justify a variance. MacGeorge noted the existing house was built in 1948 and the proposal would reconstruct the footprint and add two stories; staff said the rebuild would lessen the SMA impact compared with current conditions. Agencies including the local water and sewer district, highway district, Northern Lakes Fire District and building division recorded approvals or no adverse impact; the health district deferred to the sewer district. Public comment included two letters in support and one opposed, the packet shows.
Commissioners approved the variance. The motion passed with recorded affirmative votes by Commissioner Eberlein and Chair Matari; the mover was not identified in the record.
The variances allow the parcel owner to reconstruct the residence within the existing nonconforming footprint and to build vertically, subject to standard permit review and the conditions the county places on shoreline and building permits.
