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Board approves replacement of nonconforming condominium unit at Fern Hill
Summary
The board approved Z26-13, allowing Fern Hill Corporation to replace a nonconforming unit and reduce the structure’s nonconforming footprint near Half Moon Lake; the application reduces living area inside the 30-foot setback and increases setback distance from wetlands.
The Alton Zoning Board unanimously approved a special exception July 9 to allow the replacement and modest relocation of a nonconforming condominium unit in the Hollywood Beach / Fern Hill condominium (case Z26-13).
For the record, agent Jim Ries (Verdantus LLC) told the board the existing nonconforming structure sits 4.9 feet from a wetland and the proposal moves the structure to 8.7 feet — increasing that distance — while reducing living area within the 30-foot shoreline setback from roughly 145.2 square feet to about 87.3 square feet. Ries said coverage within the 30-foot setback would fall from about 229.5 square feet to 163.2 square feet, a roughly 29% reduction.
Board members questioned whether the added second floor would create view obstructions for nearby units. Ries and staff said the site’s arrangement and intervening trees mean the modest height increase is not expected to materially block views and highlighted that the project does not increase the number of bedrooms and that the septic was already installed the previous fall.
During public input Mark Watson, representing the Fernhill Community Association, asked the board to consider potential view impacts for adjacent associations; Ries and staff reiterated that views were considered and the change should not materially obstruct the main sightlines.
The board reviewed the special-exception criteria and recorded unanimous agreement that the replacement reduces nonconformity and meets ordinance standards. A motion to approve Z26-13 under article 320(e)(2) passed by voice vote.
The board’s approval allows the applicant to proceed with the next steps in the permitting process.
