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Commission finds CAM application at 5 Outer Road consistent with harbor plan on flood-resilience grounds
Summary
The Harbor Management Commission found a CAM application for 5 Outer Road consistent with the harbor management plan because the planned work reduces flood vulnerability.
The Norwalk City Harbor Management Commission reviewed a CAM application from the property owner for 5 Outer Road proposing demolition of an existing two-story single-family dwelling, removal of a concrete pool apron and vinyl pool, regrading, installation of a new septic system and construction of a new elevated two‑story residence.
Applicants said the project would reduce impervious surface from 21% to 13% and add permeable surfaces (stone walkways, a gravel/’grit’ driveway). Elevations in the submitted drawings show living space raised to roughly 17½ feet above grade; the applicant cited a base flood elevation of 15 feet at the site. The application also includes a new septic system (transcript references a “cult tech” system) and a trench drain leading to a retaining area.
Commission discussion centered on two issues: water quality/stormwater impacts and reducing flood vulnerability. Commissioner Jeff Mangels summarized the test: “The two considerations would be, stormwater and water quality impacts and also the reducing vulnerability to flooding.” Several commissioners and staff said the reduction in impervious area and the raised living space support a finding of consistency with the harbor management plan for the flood‑vulnerability criterion, while water‑quality benefits were described as “negligible” by the applicant.
The commission moved to send Planning & Zoning a consistency comment indicating no objection on the basis that the project reduces vulnerability to flooding, and to request a condition or statement requiring ongoing maintenance of permeable surfaces to ensure long‑term stormwater performance. The motion carried on a recorded voice vote with commissioners present voting in favor.
The commission reserved the right to comment further if the application goes to public hearing; staff will forward recommended language to Planning & Zoning emphasizing maintenance conditions for permeable areas and confirmation of septic system details.
