Norwalk zoning board approves height variance for 6 Golden Court to meet FEMA elevation

The Norwalk Zoning Board voted to approve a variance for 6 Golden Court that allows the owners to raise the existing house to meet FEMA flood-elevation requirements while keeping the current footprint, the board said at a continued public hearing.

Board members and the applicant’s team said the revised proposal removes a previously requested north-side addition and limits the work to elevating the existing structure and adding interior access stairs and an elevated rear deck and walkway.

The variance request (agenda item 25-09-18-03) was continued from a prior meeting. Staff said the property sits entirely inside a FEMA V zone (VE15) and within 100 feet of coastal resources; under Norwalk rules the bottom of the building’s superstructure must be two feet above the FEMA elevation. Architect Howard Kelly told the board the house’s existing first-floor elevation is 12.7 feet and the team is asking to raise that floor to about 18.8 feet — a net lift of roughly 6.1 feet — using thin structural steel members to minimize added mass. Kelly and counsel John Ryan said the project does not add to the building footprint.

The board heard that an engineered plan shows the rear terrace now entirely paved will return about 100 square feet to green space, and that air-conditioning condensers currently at ground level on the north side will be moved to the roof on the south side to reduce neighborhood impacts. The applicant’s coastal engineer and staff memos noted that while raising an existing residence can be allowed within 15 feet of the coastal jurisdiction line, new massing or expanded development within that 15-foot buffer requires the board to make explicit findings about consistency with coastal management policies and, in some cases, a referral to the Harbor Management Commission and coastal site plan review by Planning & Zoning.

Several written letters and live callers were read or heard. Supporters included neighbors listed in letters — Sandy Levinson, the Angelakis family, Joe and Maureen Topper, Madigan and Sandra Hart, Lynn Gaylord, and Chris McGrew — and callers from 8 Golden Court and 32 South Beach who said the elevation work would make the structure FEMA- and Norwalk-compliant. Some correspondents raised concerns: Tim Gaylord asked that his mother’s written support be confirmed directly with family members because of confusion over whether she understood the plans and referenced ongoing AC-unit disputes; Thomas Juterbach said he supported the raise but opposed changes to setbacks and coverage; and Terry Atkins said he opposed any enlargement of coverage on a small lot. The applicant’s representatives said the footprint and coverage are not changing in the revised plan.

After questions from board members and discussion about coastal jurisdiction review, board chair Andy moved to approve the remaining variance and was seconded by Ben. The board recorded no votes against; Lee abstained from the variance vote. The board then voted on the coastal-finding declaration and agreed the proposal would not have an adverse impact on coastal resources for the purposes of the ZBA’s decision and related referral paperwork. The board asked staff to include the required coastal findings in its motion and to forward the application materials to Planning & Zoning and the Harbor Management Commission as required by the regulations.

The board’s approvals apply to the variance and the ZBA’s coastal-finding statement; Planning & Zoning’s coastal site plan review and any Harbor Management referral must still be completed before shore-front permits or related approvals are final.