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Commission approves coastal site plan to raise 6 Golden Court home to FEMA‑compliant elevation
Summary
The Norwalk City Planning and Zoning Commission unanimously approved a coastal site plan to raise the first floor of the house at 6 Golden Court to elevation 18.8 (meeting FEMA freeboard requirements for the VE zone), decrease impervious area by roughly 400 square feet and add stormwater recharge measures.
The commission voted unanimously to approve a coastal site plan for 6 Golden Court that raises an existing single‑family residence to meet the city’s flood elevation requirements for the VE (velocity) flood zone.
Vincent Hines, the site engineer, told the commission the property sits entirely within a VE flood zone and that the proposed work raises the finished first floor to elevation 18.8 to meet base flood elevation (BFE) plus the city’s freeboard requirement. Hines said the project reduces impervious coverage by about 400 square feet and adds pervious areas and crushed stone reservoirs beneath stairways to increase groundwater recharge and reduce peak runoff volumes up to the 100‑year storm, per DPW drainage requirements.
Architect Howard Kelly explained that the 17‑foot measurement (FEMA BFE plus two feet of freeboard) applies to the bottom of structural elements and that the additional ~1.8 feet in the 18.8 finished floor accounts for joists and supporting beams necessary to raise the house in a VE zone rather than the more common AE zone. Hines and Kelly noted the project received related variances from the Zoning Board of Appeals on Oct. 16 and that the Harbor Management Commission found the plan consistent with the harbor plan on Nov. 19.
A commissioner moved to approve the draft resolution; the motion was seconded and the roll call was unanimous in favor.
Next steps: staff will finalize conditions of approval and update the project file; the applicant will proceed with building permits and the required construction to raise the structure.
