[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6019405,"mediaKeyId","5772652-93e9216da7d0577485a1f5bd305ff5b8","parentId",5772652,"title","Harbor commission updates applications: DEEP issued one COP before local review; Gregory Court approval; others on hold","audioSeconds",131,"startMs",4703000,"endMs",4834000,"viewUrl","/Search/View?dp=1&key=5772652-93e9216da7d0577485a1f5bd305ff5b8&start=4703&end=4834","thumbnailUrl","https://assets.pipeline.soar.com/5772652-93e9216da7d0577485a1f5bd305ff5b8/thumbnail_4703000.jpg","articleUrl","/articles/6019405/Norwalk-City/Fairfield/Connecticut/Harbor-commission-updates-applications-DEEP-issued-one-COP-before-local-review-Gregory-Court-approval-others-on-hold","mediaUrl","https://secure.pipeline.soar.com/6019405-36562ccf308633e0f627e30804b7ba71/orig.mp4?Expires=1771150175&Signature=giuQuNmUaen2tLGXUQoebV4SnAd4hWfHI80tfIIXsG8ae~tPvBioidF4gqM5L163KCFaIZgoWjUUM-u0M5qSBbNSoH~UkAr9Dw0Hmyh29OT3j26j~yIhzu1fUkdHPcmzGkUhy9OguQjo5FsVqgwjZTky1gP-9oj6M9ZQvOHvhLU0CpWohmZT0ZtoGsaVMzbZMw2nbbZWOb398stXPhXws~lUh7gTDqnP7fG-LWOjxTM-1aCkCFUpQwqa4R6-sGRGxLL9xb41aVaRoCBfJshwfXPiIjnzX4KPx-GkjkcGKIcwpjbBGyHe1lwU1aQhtF14K7nEF3Oz-XettOSZG0CF5Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Norwalk City, CT","date","2025-08-28T01:38:00Z","article","At its August meeting the Norwalk Harbor Management Commission reviewed several pending applications and administrative matters, recording recommendations and noting a procedural concern about timing of state permits.

DEEP sign-off on 15 Seabreeze Place: The commission noted a procedural issue after learning that the Connecticut Department of Energy and Environmental Protection (DEEP) had issued a coastal permit (COP) for work at 15 Seabreeze Place on a timeline that left the Harbor Commission little or no opportunity to comment. Commissioners said the application was submitted to DEEP before the harbor staff had a fully processed submission and that the commission will follow up with DEEP to clarify timing so future COPs provide the commission its customary advisory opportunity.

66 Cat Pasture Beach Road: The commission reported the Cat Pasture application remains on hold while the applicant completes requested revisions. Staff said the item will return when updates are submitted.

Sound Communities text amendment (79 South Main Corp.): The commission reviewed a proposed zoning-text amendment to allow two pocket parks along an ingress/egress drive in exchange for relief from certain building-frontage and through-lot rules. The Harbor Commission recorded “no objection” to the amendment and moved that comment forward to Planning and Zoning.

5 Gregory Court (residential rebuild): The commission reviewed a proposed demolition and rebuild at 5 Gregory Court; the applicant described an engineered front-yard stormwater retention system, reduced impervious surface, FEMA-compliant elevations and erosion controls. The commission voted to find the application consistent with the Harbor Management Plan and agreed to send a recommendation reflecting that view.

Why this matters: Timing of state permits (DEEP) can limit local advisory review; the commission flagged that procedural concern while continuing routine review of local coastal and harbor-related applications.

What’s next: Staff will follow up with DEEP about COP timing and will transmit the Harbor Commission’s comments and recommendations on the Sound Communities amendment and the 5 Gregory Court application to the Planning and Zoning Commission and to other permit authorities as appropriate.","mediaType","Video","parentTitle","Harbor Management Commission 08-27-2025","oneSentenceSummary","The Harbor Management Commission reviewed multiple waterfront and coastal permit items and raised a procedural concern after DEEP issued a coastal permit for 15 Seabreeze Place before the commission had opportunity to comment.","taxTitle","Norwalk City, Fairfield, Connecticut","taxId",4245,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6019410,"Harbor commission recommends 108 Water Street project to planning and zoning, flags dry-egress concern",4439,195000,4634000,"/Search/View?dp=1&key=5772652-93e9216da7d0577485a1f5bd305ff5b8&start=195&end=4634","https://assets.pipeline.soar.com/5772652-93e9216da7d0577485a1f5bd305ff5b8/thumbnail_195000.jpg","/articles/6019410/Norwalk-City/Fairfield/Connecticut/Harbor-commission-recommends-108-Water-Street-project-to-planning-and-zoning-flags-dry-egress-concern","https://secure.pipeline.soar.com/6019410-53216280294d82e0adc2762a258e64bb/orig.mp4?Expires=1771150175&Signature=Q7JgcnDzqph-96y8R-ZQYieeMGLePELC5F1YCVQQqVhTDXdblXMNc4zE0r0nfXa52cNsx~IuUV-nmt6PK1-r1X6XOLKIf6qeqiDQ9TCUDRykqLiiif6F8X3G3LizI3o9VboPwlT8lbxvoZiyE6CvTSWGA3MWHnmRSfyP22bDgEOwSVIuuS1wsIquIGjAfrtSK5oP5hPp9x0DieGcvf1eUIZhfo9Eq9uOp~hAXFmf~E39kp5N-rll-EICktXooAkCxN16XFEKnG2KWjHQbuWJgVPW7Ysw5Pz7IJydXOOdISCTdDYF2JtNVTsl1kPFlLvH7qJJzD8KnuLraNuAUFCsIQ__&Key-Pair-Id=KUT5TJCACFTXG","The Norwalk Harbor Management Commission voted to send a favorable recommendation on the 108 Water Street redevelopment to the Planning and Zoning Commission but added an explicit concern about dry egress for residential units.

The project team — representing Spinnaker Acquisitions — told the commission the redevelopment will add public waterfront access, boat slips and water-dependent uses, fund a backflow preventer for the Water Street storm outfall, and place habitable spaces well above base flood elevation. Attorney Adam Blank said the developer’s position is that locating apartments on the site “will not actually pose a hazard to life,” and described multiple design measures intended to reduce flood risk.

Commissioners and staff said they welcomed the water-dependent elements and improved stormwater design but said the state Department of Energy and Environmental Protection (DEEP) had recommended against residential uses because the housing would be located in the AE flood zone and Water Street has a history of flooding. The commission’s motion recommended the project as consistent with the Harbor Management Plan but added that the body “notes concern about dry egress,” reflecting DEEP’s written objection and members’ questions about evacuation and emergency access in an extreme event.

The developer’s presentation and questions addressed the commission’s principal concerns:
- Water-dependent uses and public access: The applicant described a ground-floor “water-dependent” space in the office building, new docks and transient slips and said meetings with potential tenants (kayak rentals, boat rental, a small hatchery/educational use) are ongoing. Henry Conroy (Spinnaker) said the team is “actively seeking what would be the most successful and useful water dependent use.”
- Flooding and resilience: The team said all habitable space will be at or above elevation 19 — seven feet above the FEMA base flood elevation cited in the meeting — and that the garage and building lobbies are designed to be compatible with a potential future elevation of Water Street. Civil engineer Craig Flaherty described a proposed backflow preventer at the end of the city storm system for Water Street and said the developer will fund design and materials for that device in coordination with the Department of Public Works.
- Stormwater: The applicants said the project will treat more than 90% of impervious coverage and meet or exceed the Norwalk Drainage Manual standards, directing treated runoff toward the harbor after on-site water-quality controls.
- Boardwalk, bulkhead and slips: The team said the proposed boardwalk is intentionally located on the waterfront (V zone) to provide the intended public waterfront experience and will be engineered for V-zone loads; a new bulkhead and boat slips were shown on plan and cross section drawings and the applicants said hydrographic survey work indicates sufficient depth for the proposed boats without dredging.
- Contamination and remediation: The applicants said the site is not a Transfer Act site and that soil testing and remediation would follow a soil-management plan if the property is redeveloped.

After discussion the commission voted to forward a favorable recommendation to planning and zoning while formally registering concern about dry egress for residents in the event of major flooding. The recorded result in the meeting was a favorable recommendation with an added statement of concern; commissioners tied the concern explicitly to DEEP’s advisory comments. The commission’s staff will transmit the recommendation and the recorded concerns to the Planning and Zoning Commission for its regulatory review.

Why this matters: The commission’s recommendation affects the review path for a large waterfront redevelopment that would change access, upland support for marine uses, and the mix of uses on a prominent Water Street parcel. The discussion highlighted tension between expanding public water access and water-dependent activities while placing housing in a known flood-risk corridor.

What’s next: The Planning and Zoning Commission will receive the Harbor Commission’s recommendation and DEEP’s memorandum as advisory materials during its statutory review. The applicant and city staff agreed to continue technical coordination on backflow prevention, bulkhead design and detailed flood-proofing plans.

","The Norwalk Harbor Management Commission voted to recommend that planning and zoning find the 108 Water Street redevelopment consistent with the Harbor Management Plan, while formally noting concern about lack of dry egress for proposed residential units in a known flood zone.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6019400,"Harbor commission hears watershed, Manresa Island remediation and harbor-safety updates",142,3298000,3440000,"/Search/View?dp=1&key=5772652-93e9216da7d0577485a1f5bd305ff5b8&start=3298&end=3440","https://assets.pipeline.soar.com/5772652-93e9216da7d0577485a1f5bd305ff5b8/thumbnail_3298000.jpg","/articles/6019400/Norwalk-City/Fairfield/Connecticut/Harbor-commission-hears-watershed-Manresa-Island-remediation-and-harbor-safety-updates","https://secure.pipeline.soar.com/6019400-a565dcdd2fefa75cfc8571d46321cc1a/orig.mp4?Expires=1771150175&Signature=dgqhUc0TjHa1lzbQ4ybsuBTRFnWahQqm~pLmihLkI14MrESmMnWvcPu3oKMIt71vzzeczlyy7M0i7vUxwsrq~XEo2xZrMx9vnxJznQPpXpkTTN~KdocJ6oUze-EaUCuqg1wjgqfdrMsHAPQ0qBw3OOgdEMU5nYWC4wo7w62KadQHkuQq6uNqOjuJX5XB3JN3vyWN3~RG2kg5X7cecY0hvJ~2dGAw~T7v~fhoGd8RvTG5NqxGjRAFkeecJqMDT4dQGCAJ181c4tsR4VtCsrmTDxvXe3X1UI5pg~hrRxpuK6hfHRGPzb1v4-617gYiqZ4DJzxPebnXFCRdENOvLDZFRA__&Key-Pair-Id=KUT5TJCACFTXG","At its meeting the Harbor Management Commission received multiple staff and consultant reports covering watershed planning, long-term remediation at Manresa/Bridal Island, dredging coordination and harbor-safety issues.

Watershed-based plan and public meeting: Consultant Jeff Stedman reported that the Norwalk River watershed-based plan is progressing and that a tentative public meeting to discuss policy recommendations was being discussed for Sept. 13 (date not yet confirmed). Stedman and commissioners emphasized the watershed plan’s role in connecting upland stormwater policy and harbor water quality and urged stronger municipal attention to road- and highway-related runoff mitigation.

Manresa/Bridal Island remediation: The commission heard that the property owner has submitted a DEEP stewardship-permit application related to remediation planning for Manresa/Bridal Island. Commissioners were told the stewardship permit documents responsibilities and that subsequent remedial action plans will provide means and methods; DEEP is planning a public meeting in October and has published notice seeking comments.

Dredging and harbor use survey: Commission members discussed ongoing outreach with U.S. Army Corps of Engineers staff on federal dredging and were reminded that the Corps expects a needs justification and a harbor-use survey (marina counts, vessel drafts and commercial needs) before advancing a federal-dredging request.

Harbor safety and moorings: The marine unit and harbor master reviewed recent mooring enforcement and a long-term mooring that impacted a buoy; the marine unit re-secured the transient mooring and the harbor reported an incident of vessel damage and a recovery by the marine unit. The mooring holder will be billed for haul/repair costs and required to inspect the vessel weekly going forward. The Shellfish Commission reported an inquiry about derelict oyster stakes that the marine unit is handling.

Finance and planning: The commission’s fiscal update showed revenues of about $74,282 and expenditures of about $60,002 for the city fiscal year, leaving about $88,000 cash on hand; commissioners discussed earmarking funds for implementation of harbor improvements recommended in a strategic plan.

Why this matters: The reports tie local harbor health and navigation to upstream watershed policy, long-term remediation work and federal dredging priorities while underlining recurring harbor-safety enforcement and budget planning questions.

What’s next: The commission will follow DEEP notices and the stewardship-permit process for Manresa/Bridal Island, finalize details of the watershed public meeting date, and consider implementation priorities in its budget planning cycle.","Commissioners received updates on a Norwalk River watershed-based plan (tentative public meeting), a DEEP stewardship permit for Manresa/Bridal Island remediation, dredging coordination, recent mooring and safety incidents, and the commission’s fiscal position.","actionData","errors"]

Article not found

Harbor commission updates applications: DEEP issued one COP before local review; Gregory Court approval; others on hold

Harbor commission recommends 108 Water Street project to planning and zoning, flags dry-egress concern

Harbor commission hears watershed, Manresa Island remediation and harbor-safety updates