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Variance granted and special exception approved (conditioned on DES sign‑off) for Rattlesnake Island cottage
Summary
The board approved an 18-square-foot shoreline setback variance and a conditioned special exception for replacement of a nonconforming cottage on Rattlesnake Island (Z26-14), citing rock ledge and boulders as the hardship and conditioning final approval on state DES sewage approval.
The Alton Zoning Board granted both a setback variance and a special exception July 9 for a Rattlesnake Island cottage replacement (case Z26-14), finding that site constraints — including large ledge outcrops and boulders — create the special conditions necessary for relief.
Agent and applicant representatives described the site constraints and engineering limitations: the existing cottage sits on an outcrop that prevents moving the structure further inland, the project includes a modest 18-square-foot increase within the 30-foot lake setback to square off a corner, a second story is proposed and a new septic design was discussed. The agent noted the new septic design had been installed previously and that shoreland/DES approvals would be secured.
Board members applied the five variance standards and concluded that substantial justice would be served by allowing the small setback increase because of the extraordinary site conditions. “Owing to special conditions of the property … the boulders, the ledge, and you’re on Rattlesnake Island,” a board member said, explaining why the narrow variance is appropriate.
The board then considered the special-exception criteria for replacement of a nonconforming structure and agreed the project reduces nonconformity overall. However, the board placed an explicit condition on the special-exception approval that the applicant must obtain DES approval for sanitary sewage. The motion granting the special exception passed by voice vote with that condition recorded.
The variance and the conditioned special-exception approval allow the applicant to move forward with building preparations, subject to required state approvals and usual permit processes.
