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Norwalk ZBA approves smaller deck encroachment at 22 Harborview Avenue
Summary
The Zoning Board of Appeals approved a variance for a revised deck and stair design at 22 Harborview Avenue after the applicant reduced the coastal buffer encroachment; the application also requires a coastal site plan review by Planning & Zoning.
The Norwalk City Zoning Board of Appeals on April 17 approved a variance allowing a revised rear deck and access stairs at 22 Harborview Avenue that will remain within the 25-foot mean high tide buffer but at a reduced encroachment from the previously recorded distance.
The applicant presented a revised plan that increases the distance between the deck and mean high tide from 17 feet to a proposed 21 feet at most locations, with one corner measuring about 20 feet. The board noted the change substantially reduced the nonconformity and voted to grant the variance and the coastal consistency determination as presented.
Board staff told members that under the zoning regulations adopted in February 2024 (citing the coastal-buffer provisions in the zoning text) new construction and substantial improvements to structures in the coastal area generally must be located at least 25 feet landward of mean high tide. The existing deck sits closer than that, so the applicant sought relief. A coastal site plan review memo from Amelia Williams attached to the application indicated the activities for which variances are sought are not expected to have an adverse impact on coastal resources; however, planning and zoning review is required.
During the hearing the presenter described redesign steps taken after feedback at the previous meeting: moving the stairs closer to the house and routing them around a corner so the stair access is further from the mean high tide line and shrinking the deck footprint. The applicant provided dimensions (deck approximately 11 by 22 feet plus a small triangular piece) and noted most of the deck corners were landward of the 25-foot buffer.
There were no public comments in opposition and multiple neighbors had submitted letters of support. After discussion the board voted unanimously to approve the variance and to find the proposal consistent with Coastal Area Management Act (CCMA) goals and policies and not expected to adversely impact coastal resources; the application still requires coastal site plan review by the Planning & Zoning Commission.
The board did not place conditions beyond the standard requirement that the applicant obtain any required Planning & Zoning approvals and building permits.
