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Norwalk ZBA unanimously denies height variance for 27 Ensign Road, finds proposal inconsistent with coastal law
Summary
The Norwalk Zoning Board of Appeals voted unanimously Dec. 19 to deny a requested ridge-height variance for 27 Ensign Road and to find the project inconsistent with Connecticut—s coastal management goals after neighbors and the board raised concerns about precedent, view impacts and floodplain expansion of living space.
The Norwalk Zoning Board of Appeals voted unanimously Dec. 19 to deny a height variance for 27 Ensign Road and separately found the proposal inconsistent with the Connecticut Coastal Management Act (CCMA).
The applicant, Eric Ziegler, sought relief for a proposed roof peak the application described as about 41 feet 9 15/16 inches, slightly above the city—s 40-foot peak limit. Architect Luis Campana told the board the project is driven by floodplain compliance and grade constraints: mechanicals and utilities will be raised above the first-floor elevation, and the house must be lifted so habitable space meets Base Flood Elevation requirements. Campana said the midpoint height would comply (about 35.14 feet) and that the portion exceeding the peak limit equates to a small roof triangle he described as roughly 2.9 square feet.
Neighbors…
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