Applicant seeks variance to build garage closer to Rose Lake; staff cites small-lot hardship

An applicant asked a Kootenai County hearing examiner for variances from the front and side setback rules to build a garage on a Rose Lake parcel, and community development staff recommended approval, citing lot-size and site-condition hardships.

Staff told the hearing the lot is in an agricultural zone mapped along Southshore Drive and that the private roadway's plat and the physical easement do not align, which affects how the front setback is measured. Staff described steep slopes, a retaining wall and a house that already encroaches on the lot, limiting buildable area. "Community development finds that there are hardships based on small lot size, shallowness and conditions," the planner said, and recommended the variance with conditions.

Staff reported that most agencies raised no objections but that the parcel's water association currently lacks capacity to provide additional water for a separate lot; staff said the owner is discussing possible lot consolidation with the water association and flagged a condition tying future conversion of the structure to a dwelling to water-association approval and construction-code compliance.

The applicant identified in the record as Thomas (1317 Southshore Drive) described siting choices and the relationship to an existing shed and deck, saying the garage would likely sit "probably 8 n 10 ft" back from the shed and would be about 11 feet from the roadway edge when flush with the dwelling. He and staff discussed removing or altering a retaining wall to accommodate the structure. Lori Stevens was recorded as an applicant representative in favor but did not speak.

Staff said three public comments opposed the request, citing concerns that narrow roadway width might limit passage for large vehicles and fire trucks; staff responded that the proposal addresses those concerns and noted other nearby structures are closer to the roadway than the proposed garage. The hearing examiner closed the public record on the variance; she will file a written recommendation to county staff within two weeks and the county commissioners will later deliberate and make a final decision.